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Florida Fight Kit · free path

Let's sort the Florida paper in your hand.

Property address

Street, city, and ZIP. This stays free. It does not start checkout.

A hypothetical Florida HOA collection case (not a real filing)

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This product is not a substitute for the advice of an attorney.

A hypothetical Florida condominium case (not a real filing)

No clip yet.

This product is not a substitute for the advice of an attorney.

The free Florida path helps you tell an assessment letter, a claim of lien, a summons, and a clerk sale notice apart, and helps you tell an HOA file from a condo file.

Which Florida paper is in your hand?

What this is

The Florida Fight Kit is a self-directed way to sort association papers and prepare questions. Chapter 720 homeowners’ associations and chapter 718 condominiums use different notice rules. A circuit-court summons is the answer clock. A later clerk sale follows Florida’s judicial-sale statute when the court orders that procedure. A Florida attorney can advise on your specific case. If a hearing or clerk sale date is near, contact a Florida attorney promptly.

Walk in organized, with your papers sorted and your questions written, so a lawyer's time goes to your case, not the basics.

Florida stages

  1. Assessment, coupon, or collection letter. Photograph the statement. Split interest, the late fee, costs and attorney fees, and the assessment. A coupon is not a summons.
  2. Late-assessment notice and the 45-day letters. Read the dates printed on the pages. An HOA file and a condo file use different sections. This screen does not add 30 or 45 days.
  3. Recorded claim of lien. Read the recording. A contest of lien is a question for a Florida lawyer. This screen does not prepare or record one.
  4. Summons and complaint in circuit court. The answer date printed on your summons is the clock. This screen does not add days and does not file an answer.
  5. Clerk sale notice after a judgment. Read the sale date on the judgment or the clerk notice. Section 45.031 is the judicial-sale procedure when the court orders it. This screen does not change a sale date.
  6. Florida law treats homeowners associations and condominiums differently. Consult a Florida attorney before selecting or using any statutory form.

What you can do on this free path

  1. You stay on the free path. Nothing is charged.
  2. Read the stage that matches the paper in your hand.
  3. Keep the pages, the envelopes, and the dates printed on them. This screen does not file and does not send.

Built for homeowners, never for associations. We never file or send anything for you. Your papers stay in your folder.

Free Florida information

This Florida page provides free general education. No paid Florida product or checkout is offered.

Read the Florida guide · All states

This product is not a substitute for the advice of an attorney.

Florida guide

Florida · guide · phone first

What paper is in your hand?

Pick the book, then the page. Do not guess a Texas procedure.

Next. Photograph it and save it in your Drive. You send every email.

Which book?

What paper is in your hand?

No Florida deadline was calculated. This organizer does not add days for service, mail, a notice letter, or a summons. Verify with a Florida lawyer. YOUR paper is the clock.

Full prompt kits are part of Fight Kit. Until then, Fight Coach guides what to ask next and which documents matter. You review and send.

Fight Coach is coaching on the prompts to use in ChatGPT and Grok. We do not file, appear, represent you, or send email. You edit. You send.

Beginner path
  1. Photograph and save the papers. On your iPhone, photograph each page: the letter, the ledger, and the summons if you were served. Park the pile in your Drive. This app stores filenames only.
  2. Pick HOA or condo. Chapter 720 and chapter 718 are different notice chains. If you are not sure, leave the book on “not sure” and do not mix the sections.
  3. Identify the page. Assessment, collection, 45-day letter, claim of lien, summons, and clerk sale are different tracks. A qualifying-offer form is an HOA admission, not a payment plan.
  4. Calendar dates you can read. Type the date printed on the summons or the clerk sale notice. Do not ask the app to add 20 or 45 days.
  5. Preserve proof. Keep the envelope, the ledger, and a note of what you sent. You hold the file.
  6. You always send. You press Send. You or a Florida lawyer file. Fight Coach does not.
Fee spiral and ledger

Fee spiral — Florida’s payment order

Florida version of the fee spiral: a small assessment, then interest, late fees, and attorney lines, then a circuit foreclosure and sometimes a clerk sale. On both the HOA book and the condo book, a payment the association accepts is applied first to interest, then to the administrative late fee, then to costs and reasonable attorney fees incurred in collection, and only then to the delinquent assessment. A check you thought killed the assessments may have been eaten by the fee pile. If the governing documents allow a late fee, the statute discusses a cap at the greater of $25 or 5 percent of the installment — open the subsection; do not invent a rate. Ask for the split and the invoices behind attorney lines. Questions homeowners often review with a licensed Florida attorney include the date printed on a summons. This app does not send the request.

Fla. Stat. § 720.3085(3)(b) / § 718.116(3)
HOA versus condo — do not mix
  • Chapter 720 homeowners’ association and chapter 718 condominium are different books. Letterhead is not the book.
  • HOA intent-to-foreclose: the action may not be brought until 45 days after that notice, and the notice waits until the pre-lien 45 days pass (§ 720.3085(5) and (4)).
  • Condo intent-to-foreclose: no foreclosure judgment until at least 45 days after written notice (§ 718.116(6)(b)). That is not the HOA filing gate.
  • Condo pre-lien notices live in § 718.121(5) and (6), not in § 720.3085.
  • Qualifying offer is § 720.3085(6) only. Do not paste it onto a condo file.
  • A clerk sale under § 45.031 is not Texas Rule 736 and not a deed-of-trust trustee sale.
  • County changes the clerk and the portal. It does not change chapter 720 or 718.
  • Weekends, holidays, publication service, and local practice can change an answer date. A published discussion of twenty days in Rule 1.140(a) is not a date this app adds. Verify with a Florida lawyer.
  • The 30-day and 45-day sentences in §§ 720.3085, 718.116, and 718.121 are paper hunts. This app does not add those days to a letter date. Verify with a Florida lawyer.
  • Section 45.031 discusses a clerk sale day when the court orders that procedure. This app does not add days after a judgment. The date on YOUR judgment or clerk notice controls. Verify with a Florida lawyer.
  • The one-year sentence in § 718.116(5)(b) is a condo claim-of-lien hunt, not a bar date this app computes, and it is not an HOA rule. Verify with a Florida lawyer.
  • A qualifying offer under § 720.3085(6) is an HOA device. The statutory form admits amounts. This app will not draft or file one. It does not belong on a chapter 718 file. Verify with a Florida lawyer.
  • A notice of contest of lien, in either book, starts a 90-day clock on the association. This app does not prepare or record that notice. Verify with a Florida lawyer.
  • The 12-month or one-percent figure is a first-mortgagee liability limit after the lender takes title. It is not a homeowner foreclosure threshold. Verify with a Florida lawyer.
  • These notes use the 2025 Florida Statutes pages opened on the access date. A later session law can move a sentence. Verify with a Florida lawyer.
Miami-Dade, Broward, Palm Beach, Orange, Hillsborough

County is venue, the Florida Courts E-Filing Portal, clerk calendars, and clerk sale notices. It is not a different foreclosure statute. Chapters 720 and 718 are statewide. Not Texas Rule 736. Fight Coach does not e-file. Accessed 2026-09-22.

Miami-Dade County

Venue
Read the caption. Miami-Dade is the Eleventh Judicial Circuit. This screen does not pick the division.
E-file
Civil e-filing goes through the Florida Courts E-Filing Portal. The clerk page is the local lookup. Fight Coach does not e-file.
Calendars
Search YOUR case number on the clerk site. Write the setting on a calendar you own. Do not paste the case number into this app.
Sale notices
After a judgment, a clerk sale under § 45.031 is a paper hunt on the judgment and the clerk’s sale list. We do not link an auction vendor. A list is not proof your unit is on it.

Broward County

Venue
Read the caption. Broward is the Seventeenth Judicial Circuit. This screen does not pick the division.
E-file
Use the statewide E-Filing Portal and the Broward Clerk page. Fight Coach does not e-file.
Calendars
Search YOUR case on the clerk site. Type the date you see. This app does not add days.
Sale notices
Clerk sale notices follow § 45.031 when the court orders that procedure. Hunt the notice in your hand. Do not invent a Broward-only sale calendar.

Palm Beach County

Venue
Read the caption. Palm Beach is the Fifteenth Judicial Circuit. This screen does not pick the division.
E-file
Use the statewide E-Filing Portal. The clerk host is the local lookup. Fight Coach does not e-file.
Calendars
Search YOUR case on the clerk site. Write the setting down. This app does not appear.
Sale notices
A clerk sale is not a trustee posting. Open the judgment and the clerk’s sale information. The circuit site lists courthouses, not your sale.

Orange County

Venue
Read the caption. Orange is in the Ninth Judicial Circuit. Osceola shares that circuit and is not this county layer.
E-file
Use the statewide E-Filing Portal and the Orange Clerk page. Fight Coach does not e-file.
Calendars
Search YOUR case on the clerk site. Type the date printed on the paper.
Sale notices
Hunt the clerk sale date on YOUR notice. Do not treat a Ninth Circuit page as a sale board.

Hillsborough County

Venue
Read the caption. Hillsborough is the Thirteenth Judicial Circuit. This screen does not pick the division.
E-file
Use the statewide E-Filing Portal and the Hillsborough Clerk page. Fight Coach does not e-file.
Calendars
Search YOUR case on the clerk site. Write the setting on a calendar you own.
Sale notices
Clerk sale notices are case-specific. Open the paper. Do not invent a Tampa sale calendar.

Florida sources accessed 2026-09-22 — 2025 Florida Statutes on flsenate.gov, with legislature mirrors. Re-verify official text before you rely on a number.

Prompt kits — drafts only

Full prompt kits are part of Fight Kit. Until then, Fight Coach guides what to ask next and which documents matter. You review and send.

Official sources and limits
  • Fla. Stat. § 720.3085 (2025) — HOA assessments and lien claimsofficial-legislature · accessed 2026-09-22. HOA book. Late-assessment notice before attorney fees (30 days). 45-day intent to record a claim of lien. 45-day intent to foreclose before the action may be brought, and that notice waits until the pre-lien 45 days pass. Contest of lien (90 days). Payment order: interest, late fee, costs and attorney fees, then the assessment. Qualifying offer after summons — the statutory form admits amounts. Not a condominium section.
  • Fla. Stat. § 718.116 (2025) — condo assessments, lien, collectionofficial-legislature · accessed 2026-09-22. Condo collection book. Same payment order as the HOA section. Claim-of-lien contents and a one-year effectiveness sentence. Contest of lien (90 days). No foreclosure judgment until at least 45 days after written notice of intention — a judgment gate, not a copy of the HOA “do not file the action yet” sentence. No qualifying-offer subsection.
  • Fla. Stat. § 718.121 (2025) — condo liens and pre-lien noticesofficial-legislature · accessed 2026-09-22. Condo pre-lien book. Late-assessment notice before attorney fees (subsection (5)). No lien until 45 days after a notice of intent to record a claim of lien (subsection (6)). These are not § 720.3085 subsections.
  • Fla. Stat. § 45.031 (2025) — judicial sales procedureofficial-legislature · accessed 2026-09-22. Clerk sale after an order or judgment when the court uses this procedure. Publication, clerk auction (electronic sales allowed), certificate of sale, and a short objection window before a certificate of title. Not a deed-of-trust trustee sale.
  • Online Sunshine — § 720.3085official-legislature · accessed 2026-09-22. Legislature mirror of the HOA section. Re-verify against the Senate host.
  • Online Sunshine — § 718.116official-legislature · accessed 2026-09-22. Legislature mirror of the condo collection section.
  • Online Sunshine — § 718.121official-legislature · accessed 2026-09-22. Legislature mirror of the condo pre-lien section.
  • The Florida Bar — rules of civil procedureofficial-court · accessed 2026-09-22. Rules host. Open Rule 1.140 (when a response is presented) and Rule 1.500 (defaults). This app does not add days and does not enter a default.
  • Florida Courtsofficial-court · accessed 2026-09-22. Statewide court host. Not a filing service.
  • Florida Courts E-Filing Portalofficial-court · accessed 2026-09-22. Statewide e-filing portal. Lookup only. Fight Coach does not e-file.
  • Miami-Dade Clerk of Courtsofficial-clerk · accessed 2026-09-22. 11th Judicial Circuit clerk host. Venue and records lookup.
  • Eleventh Judicial Circuitofficial-court · accessed 2026-09-22. Miami-Dade circuit court host. The caption picks the division. This screen does not.
  • Broward County Clerk of Courtsofficial-clerk · accessed 2026-09-22. 17th Judicial Circuit clerk host.
  • Seventeenth Judicial Circuitofficial-court · accessed 2026-09-22. Broward circuit court host.
  • Palm Beach County Clerk of the Circuit Court & Comptrollerofficial-clerk · accessed 2026-09-22. 15th Judicial Circuit clerk host. This automated client received HTTP 403; open the page in a browser and re-verify.
  • Fifteenth Judicial Circuitofficial-court · accessed 2026-09-22. Palm Beach circuit court locations. Not a substitute for the clerk’s case search.
  • Orange County Clerk of Courtsofficial-clerk · accessed 2026-09-22. Ninth Judicial Circuit clerk host (Orange).
  • Ninth Judicial Circuitofficial-court · accessed 2026-09-22. Orange / Osceola circuit court host. Read the county on YOUR caption.
  • Hillsborough County Clerk of Court & Comptrollerofficial-clerk · accessed 2026-09-22. 13th Judicial Circuit clerk host.
  • Thirteenth Judicial Circuitofficial-court · accessed 2026-09-22. Hillsborough circuit court host.

Florida sources accessed 2026-09-22 — 2025 Florida Statutes on flsenate.gov, with legislature mirrors. Re-verify official text before you rely on a number. Verify with a Florida lawyer. This page is free information. No checkout is open. This pack does not file or send for you.

Cites as of 2026-09-20 — re-verify official text before you rely on a number.

Florida judicial HOA / condo · don’t default

Notice-chain fog is how people miss the summons.

Florida association foreclosure of an assessment lien is a lawsuit. If you were served, calendar the answer date from YOUR summons. Fla. R. Civ. P. 1.140(a) generally discusses 20 days after service. This app does not compute that date. Hunt the 720 or 718 notice chain on the side — do not use it as a reason to skip the answer. We do not file for you.

No timely answer → default risk in a judicial foreclosure. Notice defects are questions, not a stay we can enter. Fight Coach does not answer, appear, or change a sale date.

Fee spiral — Florida’s payment order

Florida version of the fee spiral: a small assessment, then interest, late fees, and attorney lines, then a circuit foreclosure and sometimes a clerk sale. On both the HOA book and the condo book, a payment the association accepts is applied first to interest, then to the administrative late fee, then to costs and reasonable attorney fees incurred in collection, and only then to the delinquent assessment. A check you thought killed the assessments may have been eaten by the fee pile. If the governing documents allow a late fee, the statute discusses a cap at the greater of $25 or 5 percent of the installment — open the subsection; do not invent a rate. Ask for the split and the invoices behind attorney lines. Questions homeowners often review with a licensed Florida attorney include the date printed on a summons. This app does not send the request.

Coach beats — not conclusions

Which Florida book

HOA collection and condo collection share a judicial foreclosure idea and a 45-day intent-to-foreclose teaching point. They do not share every pre-lien letter. Photograph the declaration / “condo” vs “HOA” on the paper first.

§ 720.3085 / § 718.116 · Cites as of 2026-09-20 — re-verify official text before you rely on a number.

HOA notice chain (720.3085)

Hunt in order, with dates: late-assessment notice (30 days, no attorney fees yet) → 45-day intent to record a claim of lien → claim of lien → 45-day intent to foreclose (not before the prior 45 days pass) → summons. Missing a page is a question for counsel, not a promised win.

Fla. Stat. § 720.3085(3)–(5) · Cites as of 2026-09-20 — re-verify official text before you rely on a number.

Condo notice chain (718.116)

Hunt § 718.121(5) late-assessment notice, § 718.121(6) 45-day intent to record a lien, § 718.116(5) claim of lien and contest, and § 718.116(6)(b) notice before a foreclosure judgment. Do not paste the HOA qualifying-offer form or the HOA “do not file suit yet” sentence onto a condo file.

Fla. Stat. § 718.121 / § 718.116 · Cites as of 2026-09-20 — re-verify official text before you rely on a number.

Answer calendar

Judicial foreclosure. YOUR summons is the clock. Fla. R. Civ. P. 1.140(a) teaching: generally 20 days after service of process and the initial pleading. Write the date from the paper. Challenge-me before that date. We do not file an answer for you.

Fla. R. Civ. P. 1.140(a) · Cites as of 2026-09-20 — re-verify official text before you rely on a number.

Timing modes · educational

Neither mode files for you or removes a setting. Ideal is ≥ 2 days. Day-Before Sprint is overnight kits → file what the clerk allows → still show up.

Ideal

≥ 2 days before the answer date on YOUR summons

  1. Photograph the summons, complaint, every 720 or 718 notice, claim of lien, and the ledger.
  2. Challenge-me the file today. Fight Coach guides what to ask next. You review. This app does not file.
  3. File what the circuit clerk / e-file portal actually accepts — you or licensed Florida counsel. We do not.
  4. Calendar the next setting. Appear or have counsel appear.

More than one night of fog. Not a promise the lien or case is void.

Day-Before Sprint

Overnight / the day before the answer date

  1. Overnight: Fight Coach guides what to ask next. You review before anything is filed. This app does not e-file.
  2. File what the clerk still allows, or reach a licensed Florida attorney. This app does not e-file.
  3. Still be courthouse-ready with paper copies, ID, and the case number.
  4. Do not use a qualifying-offer form as a last-minute trick from this app — it admits amounts.

Questions homeowners often review with a licensed attorney include any date printed on a notice. This screen does not file for you.

Prompt kits in Fight Coach

Full prompt kits are part of Fight Kit. Until then, Fight Coach guides what to ask next and which documents matter. You review and send. We do not generate a court-ready paper.