How to File a Complaint Against a HOA Manager in Florida
If your HOA management company or individual CAM has violated Florida law or professional standards, you have the right to file a formal complaint with the Florida Department of Business and Professional Regulation (DBPR). This guide explains when to file, what to document, and exactly how the process works.
What the DBPR Can and Can't Do
The DBPR regulates licenced professionals and businesses. They can:
- Investigate complaints about licenced CAB companies and individual CAMs
- Issue warnings, fines, or probation
- Suspend or revoke licences
- Investigate unlicensed activity (companies operating without a CAB licence)
They cannot:
- Order a management company to return money or breach-of-contract damages
- Mediate neighbour disputes or HOA rule enforcement issues
- Intervene in the internal governance of the HOA itself (that's a separate process)
For contract disputes, check your management agreement — most require arbitration or mediation first.
Grounds for Filing a Complaint
Common reasons to file a DBPR complaint against a CAM or CAB company include:
- Mismanagement of association funds or commingling of accounts
- Failing to maintain proper financial records or provide required financial reports
- Operating without a valid CAB or CAM licence
- Gross negligence or incompetence in managing the association
- Fraud, dishonesty, or conflicts of interest
- Failure to comply with Florida Statutes 468.431–468.437 (CAM licensing statutes)
- Aiding or abetting an unlicensed individual to perform CAM services
Step-by-Step: Filing Your Complaint
Document everything first
Before filing, gather all relevant documentation: emails, financial statements, meeting minutes, bank statements, contracts, and any written notices. The DBPR investigates based on evidence. The stronger your documentation, the more likely they are to act.
Verify the licence status
Confirm the company's CAB licence number and the individual CAM's licence number at myfloridalicense.com. If they're operating without a licence, note that too — unlicensed activity is a separate serious violation.
Go to the DBPR complaint portal
Visit myfloridalicense.com and use the "File a Complaint" link. You can file online, by mail, or by phone at (850) 487-1395.
Complete the complaint form
You will need: the company name and CAB licence number (or CAM name and licence number), your name and contact information, a clear description of the alleged violation, and dates of the incidents. Attach your supporting documents.
Wait for the DBPR to investigate
The DBPR will acknowledge your complaint and assign a case number. The investigation typically takes 30–90 days depending on complexity. They will contact the respondent (the company or individual you complained about) and may request additional information from you.
Receive the determination
The DBPR will notify you of the outcome. If they find probable cause, the case proceeds to a formal hearing. If they find no probable cause, the complaint is closed — but you may still have civil remedies available.
Other Avenues If the DBPR Can't Help
Florida Division of Florida Condominiums, Timeshares, and Mobile Homes — if your dispute is about a condominium association's governance (not the management company), this division handles HOA arbitration. Reach them through the DBPR.
Civil litigation — for breach of contract, misappropriation of funds, or fraud, consulting a Florida attorney who specialises in community association law is advisable. Many take these cases on contingency.
Small claims court — for claims under $8,000, Florida's small claims court is a lower-cost option.
Florida Attorney General — for patterns of consumer fraud or scams targeting multiple HOAs, the AG's office may be interested.
Reporting an Unlicensed Operator
If a company is managing your community without a valid CAB licence — or an individual is performing CAM duties without a CAM licence — report it to the DBPR immediately. Unlicensed activity is a violation of Florida law. You can report it through the same complaint process described above, or call the DBPR's unlicensed activity hotline at (866) 532-1440.