Condo and HOA Impact Windows: Florida Rules for Owners and Boards
For condo and HOA impact windows, Florida law requires boards to adopt hurricane protection specifications, and a board cannot deny an owner’s application for impact windows or doors that meet them. Boards can still require a unified exterior appearance. Who pays depends on the declaration, and condo associations may qualify for a state pilot grant.
What Florida Law Says About Condo Hurricane Protection
Section 718.113(5), Florida Statutes, applies to all residential and mixed-use condominiums:
Specifications are required
Each board must adopt hurricane protection specifications for each building, which may include color and style and must comply with the building code.
Impact windows and doors count
Section 718.103 defines hurricane protection as shutters, impact glass, code-compliant windows or doors, and other code-compliant products.
Boards cannot refuse conforming requests
If approval is required, the board may not refuse installation or replacement that conforms to its specifications. It may require an existing unified building scheme for exterior appearance.
Not a material alteration
Installing, maintaining, and replacing hurricane protection under this subsection is not a material alteration of the common elements.
Boards can require installation
Subject to Section 718.3026 and a majority vote of voting interests, the board may install hurricane protection or require owners to, unless the declaration already assigns that responsibility.
Who Is Responsible for Condo Windows: Owner or Association?
It depends on your declaration of condominium. Some make the association responsible for exterior windows and doors; others make each owner responsible. State law adds:
- If owners are responsible, the association's cost of installing protection for a unit is charged to that owner, not a common expense (Section 718.115).
- An owner who already installed code-compliant protection is excused from, or credited against, an assessment when the association installs the same type for other units.
- Unless the declaration says otherwise, an owner does not pay to remove and reinstall hurricane protection, including exterior windows and doors, when removal is needed for association repairs.
- If code-compliant protection is installed, the board generally may not require the same type again until it reaches the end of its useful life or is needed to prevent damage.
Ask your association manager in writing who is responsible before you get quotes for condo or HOA impact windows.
What About HOA Impact Windows on Single-Family Homes?
Single-family homes and townhomes in a homeowners’ association fall under Section 720.3035(6). Every HOA board or architectural committee must adopt hurricane protection specifications, which may include color and style. The law lists impact-resistant windows and doors among the types of hurricane protection, and the board may not deny an application that conforms. It can require an existing unified building scheme for exterior appearance. In practice, HOA impact windows that match the adopted specifications must be approved.
You still need architectural approval if your documents require it, and you still need a building permit. See our impact window permits guide.
What to Submit to Your Board or Architectural Committee
A complete application is the fastest path to approval. Typical items:
- The association's signed application form.
- Florida Product Approval or Miami-Dade NOA numbers for each product (what they mean).
- Manufacturer product sheets showing style, frame, and glass.
- Frame color and glass tint, with samples or photos if requested.
- Grid pattern, if any.
- A list or elevation drawing of the openings being replaced, with sizes.
- The contractor's license number and certificate of insurance.
- Start date, work hours, and plans for debris removal and common area protection in condo buildings.
Storm Pro Window and Door, a Florida-licensed contractor (CRC1334277), can provide product documentation from the brands we install, frame color and finish options, and our license and insurance information for your application, then pull the permit once the board approves. Browse our impact windows and impact doors.
The My Safe Florida Condo Pilot Program
Individual condo units are not eligible for the standard My Safe Florida Home inspection. The Florida Department of Financial Services runs a separate My Safe Florida Condo Pilot Program for associations. According to DFS:
Buildings must have three or more habitable stories
With at least two residential units per building, within 15 miles of the coastline.
The board must vote to participate
And at least 75% of all unit owners must approve participation in grant applications.
Funding is a 2-to-1 state match
On a reimbursement basis, up to $175,000 in state money per association.
Eligible projects
Include opening protection (windows, doors, garage doors, skylights) and roof mitigation, only as recommended in the program's inspection report.
Construction must not begin until the grant application is approved
Starting work before approval can disqualify the association, so wait for the written approval before signing an installation date.
DFS lists the program contact as [email protected] and (850) 413-2971. Check status with DFS before your association plans a project.
Tips for Condo Owners and Boards
- Get the board's current hurricane protection specifications in writing before requesting quotes.
- Confirm who is responsible for windows and doors under your declaration.
- For taller buildings, expect higher design pressure requirements on upper floors and corners, and possible engineering.
- If the association is considering the Condo Pilot Program, coordinate before any owner starts individual work.
- Once every unit's openings are protected, a new inspection can support wind mitigation insurance discounts where the policy allows.
This page is general information, not legal advice. Consult your association’s attorney or your own attorney about your declaration and bylaws.
Official Sources
Every rule, number and deadline on this page comes from the agencies below. Check them directly anytime.
01
02
03
04
05
06
Frequently Asked Questions
Can my condo board deny impact windows?
Under Section 718.113(5), if your condo documents require approval, the board may not refuse installation or replacement of hurricane protection that conforms to the specifications it adopted. The board may require you to follow an existing unified building scheme for the building’s exterior appearance.
Who pays for condo impact windows in Florida?
It depends on your declaration of condominium. Some make the association responsible for windows and doors; others make owners responsible. State law adds rules on assessments, credits for owners who already installed code-compliant protection, and removal costs. Ask your association in writing and review your declaration.
Can my HOA deny impact windows on my house?
Under Section 720.3035(6), an HOA board or architectural committee may not deny an application for hurricane protection, including impact-resistant windows and doors, that conforms to its adopted specifications, so conforming HOA impact windows must be approved. It can require you to match an existing unified building scheme for exterior appearance.
Can I get a My Safe Florida Home grant for my condo unit?
No. Condominiums are not eligible for the standard My Safe Florida Home inspection or grant. Your association may qualify for the separate My Safe Florida Condo Pilot Program if the building has three or more habitable stories, is within 15 miles of the coast, and owners approve participation.
How much is the condo pilot grant?
DFS describes it as a 2-to-1 state match on a reimbursement basis, up to a maximum state contribution of $175,000 per condominium association, for improvements recommended in the program’s inspection report. Construction must not begin until the grant application is approved.
What does my board need to approve impact windows?
Usually the association’s application form, product approval or NOA numbers, product sheets, frame color and glass tint, grid style, a list of openings and sizes, and the contractor’s license and insurance certificate. Condo buildings may also ask about work hours and protecting common areas.