Parking, towing & guest passes: condo rules east of US-1 in Boca/Deerfield vs. driveway/HOA rules in Palm Coast letter sections
- Maria V.
- 3 days ago
- 24 min read
Parking, towing & guest passes: condo rules east of US-1 in Boca/Deerfield vs. driveway/HOA rules in Palm Coast letter sections
Parking, Towing & Guest Passes: Condo Rules East of US-1 vs. HOA Driveway Policies in Palm Coast
A. Quick Synopsis — What Differs, in One Line:
Condominiums east of US-1 in Boca Raton and Deerfield Beach typically treat parking as a common-element management function (decals, assigned stalls, guest passes, posted tow notices, and board enforcement), while Palm Coast single-family and HOA communities rely more on recorded covenants and municipal driveway/parking rules—and recent state and local developments have reshaped what HOAs can enforce.
Parking as a Managed Common Element: Boca Raton & Deerfield Beach Condos
In coastal condominium complexes east of US-1, parking is often a shared and tightly regulated element of community life. Because land is limited, most associations assign parking stalls by deed or board policy, issue decals to residents, and require guest passes to prevent unauthorized use. Enforcement is typically handled by the board or property manager under the condominium’s governing documents.
Towing procedures must comply with Florida Statutes §715.07, requiring clear signage, a contract with a licensed towing company, and consistent enforcement. Guest parking is often capped in duration or subject to approval during peak seasons. Many associations now use digital guest systems or license-plate recognition to modernize oversight and reduce conflicts.
HOAs & Single-Family Rules: Palm Coast and Flagler County
In contrast, single-family HOAs in Palm Coast operate under recorded covenants, conditions, and restrictions (CC&Rs) that emphasize driveway standards, street-parking limits, and aesthetic control rather than shared-lot management. Residents generally park on private property, and disputes arise when vehicles are stored long-term, used for commercial purposes, or violate city codes.
Recent updates to Florida’s HOA statute (Chapter 720, F.S.) and municipal ordinances have clarified that associations must follow due process—notice, hearing, and opportunity to cure—before fining or towing. Palm Coast’s municipal code also prohibits parking that obstructs sidewalks or rights-of-way, reinforcing public enforcement alongside HOA rules.
Evolving Legal Landscape
Both regions are adapting to statewide shifts in how associations regulate vehicle use. Legislative changes in 2024 expanded owners’ rights to challenge board enforcement actions and required clearer notice before towing from common areas. Boards are also encouraged to standardize guest-pass systems and coordinate with local law enforcement to avoid due-process violations.
For property managers and residents alike, understanding whether parking is a common-area privilege (as in east-coast condos) or a private-property covenant (as in Palm Coast HOAs) is crucial for compliance and harmony in Florida’s diverse community-association landscape.
B. Who controls parking (condo common elements vs HOA private lots & driveways)
Condo Parking Rules East of US-1: How Boca Raton and Deerfield Beach Associations Manage Common Elements
In condominium communities east of US-1 in Boca Raton and Deerfield Beach, parking is one of the most regulated aspects of daily living — and for good reason. Limited land, high unit density, and shared ownership structures make parking areas essential common elements under the condominium declaration. That means they are not individually owned, but rather jointly maintained and governed by the association on behalf of all residents.
Parking as a Common Element
Under Chapter 718, Florida Statutes (the Condominium Act), parking spaces are classified either as common elements or limited common elements depending on the declaration. In most east-of-US-1 properties — where garages are rare and space is at a premium — parking lots are almost always common elements. This gives the condominium board authority to regulate use through rules and regulations, ensuring fair access and order among residents.
Board Authority: Permits, Decals & Assigned Spaces
The condominium board, acting through its adopted rules, typically manages all aspects of parking operations. This includes issuing parking permits or decals, assigning numbered stalls, and setting guest-parking procedures. Guest parking is often limited by time, frequency, or advance registration requirements, especially in oceanfront or high-demand buildings. Some communities have moved to electronic monitoring or plate-recognition systems to improve enforcement accuracy.
Enforcement: Fines, Towing & Rule Compliance
Enforcement of parking rules flows from both the association’s governing documents and Chapter 718. Boards may impose fines for violations after providing notice and an opportunity for a hearing. Towing or decal removal is also permitted if consistent with state law — specifically, Florida Statute §715.07, which governs vehicle removal from private property. To comply, condominiums must post proper signage, contract only with licensed towing companies, and apply rules uniformly.
In most Boca and Deerfield condos, boards coordinate closely with community association managers to maintain compliance, handle disputes, and communicate policy updates to residents. This structured framework ensures the balance between resident convenience and property order — a necessity in densely populated, high-value coastal condominiums.
Palm Coast HOAs and Driveway Parking: What Homeowners Need to Know About Changing Rules
In Palm Coast’s single-family and HOA communities, driveway and street parking rules reflect a balance between neighborhood aesthetics, homeowner rights, and city code enforcement. Unlike condominiums where parking areas are shared common elements, Palm Coast homeowners typically own their driveways outright. As a result, HOAs can regulate parking only to the extent allowed by their recorded covenants and consistent with municipal ordinances.
How HOA Authority Works
Homeowners’ associations in Palm Coast derive their parking authority from recorded covenants, conditions, and restrictions (CC&Rs). These documents spell out what types of vehicles can be parked on private property, when guest vehicles are allowed, and whether boats, RVs, or trailers can be stored outside. However, the HOA’s enforcement power is not unlimited. Associations can impose fines or other penalties only if their rules align with both Florida’s HOA statute (Chapter 720, Florida Statutes) and local government regulations.
Recent state law changes have clarified that associations cannot adopt or enforce parking rules that unreasonably restrict the normal use of private property. This includes blanket bans on certain vehicle types unless the restriction is explicitly authorized by the recorded declaration. Boards must now follow formal notice and hearing procedures before imposing fines or towing vehicles, ensuring greater due process for homeowners.
Municipal Code and Local Enforcement
The City of Palm Coast also enforces its own parking ordinances, which take precedence over HOA rules in certain areas. City code prohibits vehicles from blocking sidewalks, parking on lawns, or obstructing public rights-of-way. It also regulates street parking to maintain access for emergency vehicles and sanitation services. HOAs may supplement these requirements but cannot override city authority.
Common HOA Rules Still in Place
Many Palm Coast HOA communities continue to require residents to park overnight in their driveways or garages, rather than on the street. It’s also common to see prohibitions on storing boats, trailers, or recreational vehicles in view of the street, as these are often considered aesthetic concerns tied to property values. Some associations have added flexibility for short-term guest parking or temporary permits, reflecting a broader move toward more reasonable enforcement standards.
Evolving Landscape for Homeowners
As state and local rules evolve, Palm Coast homeowners should review their HOA’s covenants and the city’s current parking ordinances before assuming what is or isn’t enforceable. Boards are encouraged to consult legal counsel before enforcing long-standing vehicle restrictions, especially where new state law limits their authority over private driveways.
C. Guest passes and temporary parking
Guest Parking in Florida Condominiums: How the Condo Model Uses Passes and Decals to Enforce Order
In condominium communities—especially in high-density coastal areas like Boca Raton and Deerfield Beach—guest parking is tightly regulated through structured systems designed to balance access, security, and fairness. Because parking spaces are often limited and classified as common elements under the condominium declaration, the association’s management team typically enforces guest parking through a permit-based model involving passes, decals, or temporary placards.
Guest Passes and Temporary Decals
Under the typical condominium model, guests are required to display a visible parking authorization—either a printed guest pass, temporary decal, or dashboard placard—issued by management. These passes are tied to specific time limits and vehicle information to prevent misuse or unauthorized long-term parking. Guest bays are commonly designated as limited guest parking, meaning they are available on a first-come, short-term basis for residents’ visitors only.
Many associations now use electronic registration systems or smartphone apps to streamline this process. Residents can log into an online portal to request guest passes, while management staff can monitor occupancy and expiration times in real time.
Enforcement and Towing Policies
Condominium boards, acting under the authority of Chapter 718, Florida Statutes, and the community’s governing documents, may enforce parking rules through warnings, fines, or towing. Enforcement typically depends on whether proper tow signage has been posted as required under §715.07, Florida Statutes. These signs must clearly identify the towing company, contact number, and notice that unauthorized vehicles are subject to removal at the owner’s expense.
Association rulebooks and posted signage often contain explicit language such as:
“Guest vehicles without passes may be towed.”
This direct approach underscores how critical compliance is to maintaining order and fairness within limited parking spaces. Consistent enforcement also protects associations from claims of selective treatment or negligence in managing common elements.
Management’s Role
Property management companies and community association managers play a key role in administering the guest-pass system. They issue passes, maintain parking logs, and coordinate with towing vendors when violations occur. Clear communication and documentation—often through posted notices, newsletters, or rule PDFs—ensure residents understand the procedures and consequences of non-compliance.
In densely populated condominium communities, guest parking control is more than a courtesy—it’s an operational necessity. The guest-pass system represents a structured, legally compliant way to manage shared resources, uphold community standards, and ensure that both residents and visitors follow the same fair rules.
Guest Parking Under the HOA Model: How Palm Coast Communities Regulate Visitors and Driveways
In Palm Coast’s single-family and HOA-governed neighborhoods, guest parking rules operate under a different framework than those found in condominium communities. Because most homeowners in these developments own their driveways and lots outright, homeowners’ associations (HOAs) have limited authority over parking that occurs on private property. Instead, HOA oversight primarily applies to community common areas, shared parking lots, and association-maintained streets—with city ordinances also shaping what’s enforceable.
Guest Permits and Common-Lot Parking
Many Palm Coast HOAs issue guest permits or temporary passes for visitors who need to park in designated common-area lots. These community parking areas are often located near amenities like clubhouses, pools, or tennis courts and are governed by the association’s rules and regulations. HOA management teams or security personnel may track vehicles parked in these lots to prevent misuse and ensure that spaces remain available for legitimate visitors.
If a guest parks on association-owned property without a valid permit, enforcement typically follows the HOA’s published guest-pass and towing policies. These rules are adopted under Chapter 720, Florida Statutes, and incorporated into the association’s governing documents. HOAs must still comply with state law when removing vehicles, including proper notice and signage under §715.07, Florida Statutes.
Private Driveways and Homeowner Control
When it comes to private driveways, the HOA’s authority is much narrower. Because driveways are part of the homeowner’s deeded property, associations cannot typically regulate who parks there unless the community’s recorded covenants specifically provide that power. Most HOAs focus enforcement on aesthetic or nuisance issues—such as prohibiting the long-term storage of RVs, boats, or commercial vehicles—rather than everyday guest parking.
As a result, guests parked in a homeowner’s private driveway are generally treated differently from those using community spaces. Unless a vehicle violates city code or the HOA’s governing restrictions, enforcement actions do not apply.
Municipal Code and Public Street Parking
Palm Coast’s municipal parking ordinances further shape guest parking rules. The city prohibits vehicles from obstructing sidewalks, driveways, or rights-of-way and regulates overnight street parking in certain neighborhoods. Where community streets are dedicated to the city, local police—not the HOA—are responsible for enforcing parking violations.
The Balance Between HOA and City Authority
In practice, Palm Coast HOAs enforce guest parking rules only within their jurisdiction—common lots, private roads, or community facilities—while municipal authorities oversee parking on public streets. This dual system means homeowners and guests should be aware of both association policies and city ordinances to avoid fines or towing.
The HOA model in Palm Coast emphasizes cooperation between associations, homeowners, and city enforcement. Guest permits help manage shared spaces fairly, while private driveways remain largely under homeowner control. Understanding where HOA authority ends and municipal oversight begins helps maintain community harmony and prevents unnecessary disputes over parking rights.
D. Towing: legal requirements and practical steps
Florida’s Towing Law: What Associations and Property Owners Must Know Before Removing Vehicles
Towing from private property in Florida is governed by strict statutory requirements designed to protect both vehicle owners and property managers from unfair or unlawful practices. Whether the property is managed by a condominium association, homeowners’ association (HOA), or an individual owner, the state mandates clear notice and signage before any vehicle can be legally towed. These requirements are outlined in Chapter 715, Florida Statutes, which establishes the state’s towing and storage standards.
Signage and Notice Requirements
Before any towing can occur, conspicuous “tow-away zone” signage must be properly posted on the property. Florida law specifies not only where and how the signs must be displayed, but also what information they must include. Signs must:
Clearly state that unauthorized vehicles will be towed at the owner’s expense.
Include the name and telephone number of the towing company responsible for removals.
Meet the minimum size and reflectivity standards set by statute to ensure visibility both day and night.
Be posted at each property entrance or at other prominent locations, depending on the site layout.
These signage requirements apply equally to residential associations, apartment complexes, shopping centers, and other private properties that enforce parking rules.
Statutory Compliance for Associations
Community associations—both condominiums under Chapter 718 and HOAs under Chapter 720—must comply fully with Chapter 715 before authorizing a tow. Even if association rules or declarations provide for towing, those provisions are enforceable only when the statutory prerequisites are met.
For example, a condominium association that tows a vehicle from a common parking area without proper signage or without contracting a licensed towing company could face legal exposure. The same applies to HOAs that attempt to remove vehicles from common lots or private driveways without adhering to state notice standards.
Liability for Noncompliance
Failure to follow Chapter 715 can result in significant civil liability for both the property owner (or association) and the towing company. Vehicle owners may bring claims for unlawful towing, seek reimbursement for damages, and recover attorney’s fees if the tow is found to violate statutory requirements. As a result, associations and property managers are advised to review their towing contracts, signage placement, and recordkeeping practices regularly to ensure compliance.
Best Practices for Property Managers and Associations
Conduct a signage audit at least once a year.
Keep copies of tow contracts and posted signage for recordkeeping.
Use only licensed towing vendors familiar with Florida’s statutory notice rules.
Provide clear communication to residents about parking and towing procedures through newsletters, rulebooks, or community websites.
Florida’s towing laws establish a clear balance between private property rights and consumer protection. Associations and property owners that follow Chapter 715’s signage and notice standards can lawfully enforce parking rules, while those that don’t risk costly disputes and liability. Proper compliance isn’t just a legal formality—it’s an essential safeguard for fair and transparent community management.
How Florida Condominiums Implement Towing Rules: From Signage to Enforcement
In Florida condominium communities—especially along the coast in areas like Boca Raton and Deerfield Beach—parking enforcement is a crucial part of maintaining order and fairness in limited common areas. Because parking lots are often shared spaces governed by association rules, condominiums must carefully follow both their governing documents and state law when towing unauthorized vehicles. The result is a structured system that combines statutory compliance, association policy, and clear communication with residents.
Tow-Away Signage and Legal Requirements
Most condominiums begin by posting tow-away zone signage in compliance with Chapter 715, Florida Statutes. Signs are typically installed at community entrances, parking lot entrances, and other conspicuous areas. These signs must clearly state that unauthorized vehicles will be towed at the owner’s expense and include the name and phone number of the licensed towing company.
This signage serves as both a legal prerequisite and a deterrent—ensuring that residents and guests are aware of enforcement policies before parking. Without proper signage, an association’s towing actions could be deemed unlawful, exposing both the board and the towing company to liability.
Contracting with Licensed Towing Companies
Condominium associations generally maintain written contracts with licensed towing companies to ensure that removals are handled lawfully and consistently. These vendors must comply with all local and state regulations, including notice, recordkeeping, and vehicle storage requirements. Property management teams typically coordinate with the towing company to document violations, provide photo evidence, and ensure due process before any vehicle is removed.
Enforcement Under Condominium Rules
The authority to tow vehicles arises from both Chapter 718, Florida Statutes (the Condominium Act) and the association’s own rules and regulations. Boards adopt enforcement policies through duly noticed meetings, and those policies are typically published in the community’s rulebook or posted online.
Common grounds for towing in a condominium setting include:
Parking an unregistered or inoperable vehicle in a common area.
Displaying expired or missing resident decals.
Parking in guest spaces beyond the permitted duration or without management authorization.
Blocking access to fire lanes, garages, or loading areas.
Many resident handbooks and rule PDFs explicitly warn that:
“Unauthorized guest vehicles will be towed at the owner’s expense.”
Resident Communication and Fair Enforcement
Community association managers play a key role in ensuring consistent, transparent enforcement. Residents are typically notified of towing policies in annual rule updates or newsletters, and management often provides a channel for appeals or towing disputes. This balance between enforcement and communication helps maintain compliance while minimizing conflict.
Condominium towing enforcement is not simply a punitive measure—it’s a structured management function that protects shared property and ensures fair access for all residents. By following Chapter 715’s signage requirements, contracting only with licensed vendors, and applying association rules consistently, Florida condos uphold both legal standards and community harmony.
How HOAs Implement Towing Rules: Balancing Common-Area Enforcement and Homeowner Rights in Palm Coast
Homeowners’ associations (HOAs) in Palm Coast and throughout Florida must navigate a more complex legal landscape than condominiums when it comes to towing and parking enforcement. Because single-family homes generally include privately owned driveways, HOA boards must distinguish clearly between what can be enforced on association-controlled common property and what remains under homeowner control.
Towing Authority in HOA Common Areas
Like condominiums, HOAs are permitted to contract with licensed towing carriers and post tow-away signage on community-owned common areas. These may include clubhouse parking lots, pool areas, private roads maintained by the association, or guest parking spaces designated in the community’s governing documents.
Florida’s towing statute, Chapter 715, Florida Statutes, requires that tow-away signs be conspicuously posted at every entrance or visible location and include the towing company’s name, address, and telephone number, along with a clear warning that unauthorized vehicles will be removed at the owner’s expense. Without proper signage, towing is not legally permitted.
HOAs typically formalize this process through a management contract or enforcement resolution, specifying when a tow may be ordered and who has the authority to request it—usually the property manager or board president.
The Legal Challenge: Private Driveways
Towing from private driveways, however, is far more legally sensitive. Florida law distinguishes between towing from commercial properties or condominium common elements—where ownership and enforcement are collective—and towing from individually owned single-family lots.
Because the homeowner’s driveway is deeded private property, an HOA’s ability to order a tow depends entirely on the recorded covenants and the specific consent of the owner. Unauthorized towing from private residential property can expose both the association and the towing company to liability for trespass or conversion. As a result, most HOAs focus their towing efforts on association-owned property and instead use fines or violation letters to address improper parking on private driveways.
Local Rules and Community Discussions in Palm Coast
Palm Coast’s municipal ordinances also play a key role in defining what parking rules can be enforced. City code regulates the parking of commercial vehicles, RVs, and boats in residential neighborhoods, often prohibiting long-term outdoor storage or vehicles that obstruct sidewalks and rights-of-way.
In recent years, Palm Coast has seen ongoing local discussion about updating commercial vehicle and driveway parking regulations, with residents and HOAs debating how to balance property aesthetics, homeowner freedom, and neighborhood consistency. These evolving city-level policies directly influence how HOAs enforce—or limit—their own towing and parking procedures.
Best Practices for HOA Boards
Review governing documents to confirm the extent of towing authority.
Coordinate with city code enforcement to avoid overlapping jurisdiction.
Ensure all tow signage meets Chapter 715 requirements.
Use towing sparingly and only for vehicles in community common areas or with clear legal authorization.
Communicate policies clearly to residents through newsletters, rule updates, or online portals.
For Palm Coast HOAs, implementing towing rules requires a careful blend of statutory compliance, local coordination, and respect for homeowner property rights. While associations can manage and tow vehicles from common areas with proper signage and contracts, towing from private driveways remains a legal gray zone that demands caution. As local regulations evolve, HOAs must adapt their enforcement strategies to remain both lawful and community-minded.
E. Fines, notice, and homeowners’ rights to contest
Notice and Process: How Florida Associations Must Follow Proper Procedures Before Enforcing Fines or Towing
In Florida, community associations—both condominiums and homeowners’ associations (HOAs)—must follow clear procedural steps before taking enforcement actions such as imposing fines, towing vehicles, or filing liens. These procedures ensure fairness, transparency, and compliance with state law, protecting both the rights of residents and the authority of the association.
Notice and Hearings Before Fines
Before an association can levy a fine for a rule violation, it must adhere to the procedural safeguards outlined in its governing documents and Florida law. Under Chapter 718 (for condominiums) and Chapter 720 (for homeowners’ associations) of the Florida Statutes, due process is mandatory.
This process typically includes:
Written Notice — The association must notify the alleged violator in writing, specifying the nature of the violation and the proposed fine or corrective action.
Right to a Hearing — The homeowner or resident must be given the opportunity to appear before an impartial committee—often called a fining or grievance committee—to present their side.
Board Action — The board may impose the fine only after the committee confirms that the violation occurred and approves the penalty.
Failure to provide proper notice or conduct a hearing can invalidate the fine and expose the association to disputes or legal challenges.
Towing and Public Notice Requirements
For towing, Florida law imposes an entirely separate form of notice—statutory notice to the public. Under Section 715.07, Florida Statutes, no vehicle may be towed from private property unless conspicuous tow-away zone signage is properly posted. These signs must:
Clearly state that unauthorized vehicles will be towed at the owner’s expense;
Include the name and phone number of the authorized towing company; and
Meet statutory size, visibility, and placement standards.
This signage serves as the public’s notice of enforcement authority. Without it, even if a vehicle violates association rules, towing could be deemed unlawful.
Liens and Collection Actions
If fines remain unpaid and escalate into lien or foreclosure actions, the association must again follow the internal procedures established by its bylaws and the relevant chapter of the Florida Statutes. This includes providing proper notice of intent to record a lien, allowing time for the homeowner to cure the violation or pay the fine, and following the statutory timeline before proceeding with further collection efforts.
Why Process Matters
The purpose of these procedural safeguards is to ensure that enforcement actions are consistent, transparent, and defensible. Proper notice and fair hearings protect residents’ rights while shielding associations from liability or claims of selective enforcement. A board that follows its bylaws and statutory requirements strengthens community trust and minimizes costly legal disputes.
Florida law makes it clear: associations cannot act arbitrarily when imposing fines, towing vehicles, or pursuing liens. They must comply with both internal governing documents and state statutes—including the notice, hearing, and signage requirements set forth in Chapters 718, 720, and 715. By adhering to these standards, associations maintain lawful authority and community fairness in every enforcement decision.
Contesting a Tow or Fine: What Florida Residents Can Do When Association Enforcement Goes Too Far
Residents living in Florida condominiums and homeowners’ associations (HOAs) are subject to community rules that govern everything from parking to property maintenance. But when an association or towing company takes enforcement action—such as towing a vehicle or imposing a fine—homeowners still have rights. Florida law provides clear procedures for disputing these actions and ensuring that associations and their contractors follow proper legal and procedural standards.
Contesting a Tow
If your vehicle has been towed from private property governed by a condominium or HOA, Florida law gives you specific rights under Section 715.07, Florida Statutes. The towing company and property owner must meet all statutory requirements before the tow, including proper signage and lawful authorization.
You have the right to demand detailed information immediately after your vehicle is removed. This includes:
The name, address, and telephone number of the towing company;
The storage location where your vehicle is being held; and
The charges associated with towing and storage.
If this information is not provided, or if proper “tow-away zone” signage was not posted at every entrance or in a conspicuous location, you may have grounds to contest the tow. Vehicle owners can file a complaint with local law enforcement or pursue civil remedies if the tow violated state law. In some cases, a wrongful or improperly authorized tow can entitle the vehicle owner to damages and reimbursement of fees.
Challenging Association Fines
For association-imposed fines, the process is different. Both condominiums (Chapter 718, Florida Statutes) and homeowners’ associations (Chapter 720, Florida Statutes) are required to provide notice and an opportunity for a hearing before a fine becomes final.
If you receive a notice of fine or rule violation:
Review the notice carefully. It should specify the alleged violation, the amount of the fine, and your right to contest it.
Request a hearing. You have the right to appear before an impartial committee—usually made up of non-board community members—to present your side and evidence.
Ask for documentation. Request a copy of the governing rule or covenant being cited and any photos or reports used as evidence.
Follow the appeal process. If the fine is upheld and you believe due process was not followed, you can seek review by an attorney or pursue mediation or arbitration depending on the type of community.
When to Seek Legal Help
If you believe a tow or fine was imposed without proper notice, hearing, or signage—or if the association fails to follow its own governing documents—it may be time to consult an attorney experienced in Florida HOA or condominium law. Legal counsel can review the association’s actions for compliance with Chapters 715, 718, or 720 of the Florida Statutes and help you pursue a formal challenge or resolution.
Both towing and fines are legitimate enforcement tools when used properly—but they must comply with Florida’s statutory requirements and the association’s own procedures. As a homeowner or resident, you have the right to contest improper actions, request documentation, and insist on fair treatment under the law. Understanding your rights and the proper process can help you resolve disputes effectively and protect your property from unlawful enforcement practices.
Contesting a Tow or Fine: How Florida Residents Can Protect Their Rights Under HOA and Condo Rules
In Florida, both condominium and homeowners’ association (HOA) residents are subject to parking regulations and community rules. However, when a vehicle is towed or a fine is imposed, the law gives residents specific rights to demand information, appeal decisions, and contest improper enforcement. Understanding these protections—outlined in Florida’s Chapters 715, 718, and 720—can help ensure that associations and towing companies act lawfully and fairly.
Contesting a Tow
If your vehicle has been towed from a condominium or HOA community, Florida Statute §715.07 governs how that process must occur. The law requires towing companies and property owners to meet strict standards before and after removing a vehicle.
You have the right to request and receive detailed information immediately, including:
The name, address, and phone number of the towing company;
The storage location of your vehicle; and
The total charges for towing and storage.
These details must be made available to you without delay. If proper tow-away zone signage was not clearly posted—or if the towing company failed to follow the procedural rules under Chapter 715—you may have grounds to contest the tow. Improper towing can expose both the towing company and the property owner (or association) to liability.
Residents can contest unlawful tows by filing a complaint with local law enforcement, the Florida Department of Agriculture and Consumer Services, or through civil court if damages or reimbursement are sought.
Contesting an Association Fine
When it comes to association-imposed fines, Florida law provides a separate process. Under Chapter 718 (for condominiums) and Chapter 720 (for HOAs), the board must follow a structured procedure before a fine is valid. This includes:
Written Notice — The association must send a formal notice describing the alleged violation and proposed fine.
Right to a Hearing — The homeowner or resident has the right to a fair hearing before an impartial committee of non-board members.
Committee Approval — The fine cannot take effect unless the committee votes to confirm it.
If you believe the fine is unjustified, you should use the association’s internal appeal or hearing process first. Document all communications and request copies of relevant rules, evidence, or meeting minutes.
When to Seek Legal Assistance
If the association or towing company fails to follow statutory or procedural requirements, it’s wise to consult an attorney experienced in Florida condominium and HOA law. Legal counsel can help determine whether due process was violated and guide you in filing a complaint, mediation, or court challenge.
Whether you’re dealing with a towed vehicle or a disputed fine, Florida law ensures you have the right to information, notice, and fair process. Associations and towing companies must comply with both statutory notice rules and their own governing documents. By asserting your rights and following proper procedures, you can effectively contest unfair enforcement actions while protecting your property and peace of mind.
F. Practical differences residents should expect (east of US-1 vs Palm Coast)
Availability of Guest Bays in East Boca Raton and Deerfield Beach Condominiums
In condominium communities east of US-1 in Boca Raton and Deerfield Beach, parking management is often among the most closely regulated aspects of daily living. Due to high population density, limited land, and shared parking lots, these communities typically designate and manage guest bays through organized systems overseen by property management or the association board.
Structured Guest Parking Systems
Guest parking areas—often labeled as “guest bays”—are considered common elements under the condominium declaration. Because of this, the condominium board or its management company typically regulates how and when guests may park. Many associations implement guest decal systems, temporary passes, or placards to identify authorized vehicles. Residents are often required to pre-register visitors or obtain passes from the office or online portals, especially in larger developments near the coast where space is limited.
Stricter Monitoring and Enforcement
Given the scarcity of parking, these associations maintain active monitoring policies. Security staff, patrols, or contracted towing companies regularly inspect guest areas to ensure compliance. Vehicles found parked without valid decals or permits risk immediate towing at the owner’s expense, provided statutory signage is in place.
Condominium rulebooks frequently specify conditions such as:
Guest parking limited to short-term stays (often 24–48 hours).
Display of a visible guest pass or decal on the dashboard.
Prohibitions on residents using guest bays for overflow or storage.
Violations can lead not only to towing but also fines or loss of guest parking privileges. Associations typically post notices at lot entrances stating: “Guest vehicles without passes may be towed.”
Practical Tips for Residents and Visitors
Residents should always confirm guest availability and registration procedures before hosting visitors, particularly overnight guests. Early coordination with the property manager or guardhouse can help avoid violations or tows. Guests should ensure the pass is clearly visible and that their vehicle is parked in a designated space to remain compliant.
In east Boca Raton and Deerfield Beach condominiums, guest parking is a managed privilege rather than an open amenity. The structured use of decals, passes, and posted enforcement reflects the community’s need to balance limited space with fair access and consistent rule enforcement.
Driveway Autonomy in Palm Coast HOAs: Rights, Limits, and Local Rules
In Palm Coast’s single-family homeowner associations (HOAs), residents typically enjoy a high level of autonomy over their driveways — meaning they can decide who parks there and when, without daily interference from community management. This autonomy, however, is not absolute. HOA covenants and city ordinances can still restrict how that space is used, especially when it comes to the types of vehicles and overnight parking.
Many Palm Coast HOAs, including communities within master-planned developments like Palm Coast Plantation, include parking provisions in their covenants, conditions, and restrictions (CC&Rs). These rules often prohibit the parking of commercial vehicles, boats, RVs, trailers, or oversized trucks overnight — even in a private driveway. The intent is to preserve neighborhood aesthetics and property values. While homeowners may consider their driveways private property, these restrictions form part of the deed agreement and are legally enforceable by the HOA board.
Local council actions can also impact enforcement. Palm Coast’s city ordinances occasionally intersect with HOA rules, particularly regarding street parking, overnight storage, and code enforcement. For example, even if an HOA is lenient, a city ordinance may prohibit certain vehicles from parking in visible areas or enforce time limits on street parking. Conversely, if the city eases regulations, an HOA may still enforce its own stricter rules through fines or architectural review provisions.
For homeowners, the key takeaway is to read their HOA’s covenants closely and stay informed about any city-level changes. Council amendments or enforcement adjustments can affect what’s permissible, even on what feels like private space. When in doubt, confirm both with your HOA management and the City of Palm Coast’s code enforcement department to avoid unexpected violations.
Signage and Towing Risk: How Enforcement Differs Between Condos and HOAs
Both condominium communities and homeowners associations (HOAs) rely on clearly posted tow-away signs to make vehicle towing lawful under Florida law. However, the frequency and formality of towing enforcement differ significantly between these two settings.
In condominium complexes—especially those with shared parking areas defined as common elements—towing enforcement tends to be more systematic. Condos often operate under a permit or decal regime, where each resident and guest vehicle must display an approved sticker or temporary pass. Vehicles parked without proper identification can be towed swiftly, sometimes within hours, under the authority of the condominium board or property manager. These practices are permitted as long as signage meets the statutory requirements: visible tow-away warnings, the name and phone number of the towing company, and clear identification of the area subject to enforcement.
By contrast, single-family HOAs generally exercise towing power less frequently, since homeowners typically control their driveways and have more direct responsibility for parking. Towing in HOA neighborhoods usually applies to shared streets, guest lots, or clubhouse parking areas—and even then, it’s less common unless chronic violations occur. Nonetheless, both condos and HOAs must comply with the same legal framework under Florida Statutes §715.07, which mandates proper signage and procedural notice before towing can occur.
Residents and guests should always look for posted tow-away signs at entrances and parking areas before leaving a vehicle unattended. In condos, the risk of towing is substantially higher, as management actively monitors decals and visitor passes to ensure compliance with community regulations.
Enforcement Culture: How Condos and HOAs Differ in Parking Oversight
The culture of parking enforcement varies sharply between condominium associations and homeowners associations (HOAs) across Florida. While both are governed by community covenants and state statutes, their operational structures lead to very different approaches in how rules are applied and enforced.
Condominium boards tend to operate with centralized, day-to-day parking controls. Many condo communities have on-site management offices, staffed gate booths, and formal decal or permit systems that track resident and guest vehicles in real time. These measures allow condo boards to monitor compliance continuously—making enforcement more immediate and visible. Residents without proper decals, expired permits, or vehicles parked in restricted zones can be cited or towed promptly under the authority of the condominium association.
In contrast, HOAs typically rely on covenant enforcement and periodic compliance reviews rather than daily monitoring. Because homeowners in these communities usually control their own driveways and private lots, HOA boards focus on enforcing broader appearance or use standards—such as prohibiting commercial vehicles, boats, or trailers visible from the street. Violations are generally handled through written notices, fines, or architectural review committee (ARC) actions rather than instant towing or ticketing. Enforcement often occurs during scheduled inspections or after a neighbor complaint rather than through continuous surveillance.
These contrasting cultures reflect the underlying design of each community type: condos function more like multi-unit properties with shared infrastructure, while HOAs resemble neighborhoods of individual homes governed by collective rules. Understanding this distinction helps residents anticipate how strictly parking rules will be applied—and by whom—before moving into or managing either type of community.
G. Best practices — what homeowners and guests should do
Always keep a copy/photo of your association’s parking rules and your vehicle registration on file with management.
Request and display guest passes where required. If you’re hosting long-term guests, notify management in advance.
If your car is towed, immediately ask the towing firm for the statutory paperwork and the reason; verify signage was posted at the property entrance. If procedures weren’t followed, document photos and ask the association for its towing contract.
Boards should document parking rules clearly, publish a short “parking cheat sheet” for owners, and ensure signs meet Florida’s tow-sign statute. Boards should also keep a consistent guest-pass system to avoid arbitrary enforcement.
Sources:
Community Association Management.Palm Coast Plantation Real Estate — palmcoastplantationrealestate.proiwebsites.com
Community Association Management.
Palm Coast Plantation Real Estate — palmcoastplantationrealestate.proiwebsites.com
Community Association Management.
Online Sunshine — The Official Internet Site of the Florida Legislature (Chapter 715, Florida Statutes)
Florida Statutes — Towing and notice requirements (Chapter 715 / Section 715.07). Online Sunshine
Florida Statutes — Condominium and association rule authority (Chapter 718 and related provisions). Online Sunshine
Boca Raton — City parking information. myboca.us
Example condominium rules (Deerfield Beach House Condominium Association — rules & towing language). - Community Association Management
Palm Coast — sample HOA/plantation rules & parking/driveway provisions (Palm Coast Plantation rules). palmcoastplantationrealestate.proiwebsites.com
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