The decision tree
The simplest way to tell: read the recorded governing document. If it's a Declaration of Condominium, you're a condo (Ch. 718). If it's a Declaration of Covenants, Conditions, and Restrictions (CC&Rs), you're an HOA (Ch. 720). Townhomes are almost always HOAs even though the buildings are attached. Cooperative associations follow a third statute (Ch. 719).
Key statutory differences
- Reserve studies, Ch. 718 mandates SIRS for 3+ story buildings; Ch. 720 doesn't
- Milestone inspections, Ch. 718 requires them after age 30 (25 coastal); Ch. 720 doesn't
- Common element structure, Different in condos (shared building); HOAs share land + amenities
- Master insurance, Ch. 718 has prescriptive coverage requirements; Ch. 720 is flexible
- Voting weight, Often weighted in condos; usually equal in HOAs
Operational differences boards feel
Condo boards spend more time on building maintenance, insurance, and statutory compliance, the building itself is association property. HOA boards spend more time on amenities, common-area landscaping, and homeowner-property enforcement. Edison runs both as distinct practices because the operating profile genuinely differs.
Which Edison page applies to you?
Single-family HOAs and townhome HOAs, see /services/hoa-management/. Condominium associations, see /services/condo-management/. Brevard County coastal communities are predominantly condo and have their own geo page noting the SB-4D compliance focus.