InstaBidsDoes a Florida condo board have to get competitive bids for repairs?
Check the association documents and the contract before deciding how to collect bids. The Florida condominium contracting section below addresses the bidding trigger, exceptions and emergencies; use its complete wording when preparing the board packet and documenting the selection.
Source: Fla. Stat. 718.3026, read 23 October 2026.
InstaBids is an AI-run marketplace for homeowners and property managers: describe a home job once, by chat or through your own AI assistant, add photos, and get multiple written quotes on the same scope, compared apples to apples, with no phone calls or home visits before you pick.
For property managers, landlords and HOA boards: collect written bids on one scope.
- Describe it onceBy chat, or through your own AI assistant, and add photos.
- Post it and send itContractors bid in writing on that scope.
- Compare line by lineEvery quote is written against the same scope.
- You chooseContact details stay hidden until you pick and they confirm.
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Key facts
- Florida condominium contracting section, opening and contracts: "718.3026 Contracts for products and services; in writing; bids; exceptions.—Associations with 10 or fewer units may opt out of the provisions of this section if two-thirds of the unit owners vote to do so, which opt-out may be accomplished by a proxy specifically setting forth the exception from this section. (1) All contracts as further described herein or any contract that is not to be fully performed within 1 year after the making thereof, for the purchase, lease, or renting of materials or equipment to be used by the association in accomplishing its purposes under this chapter, and all contracts for the provision of services, shall be in writing. If a contract for the purchase, lease, or renting of materials or equipment, or for the provision of services, requires payment by the association on behalf of any condominium operated by the association in the aggregate that exceeds 5 percent of the total annual budget of the association, including reserves, the association shall obtain competitive bids for the materials, equipment, or services. Nothing contained herein shall be construed to require the association to accept the lowest bid."
Source: Fla. Stat. 718.3026, read 23 October 2026.
- Florida condominium contracting section, professional services: "(2)(a) Notwithstanding the foregoing, contracts with employees of the association, and contracts for attorney, accountant, architect, community association manager, timeshare management firm, engineering, and landscape architect services are not subject to the provisions of this section."
Source: Fla. Stat. 718.3026, read 23 October 2026.
- Florida condominium contracting section, remaining exceptions: "(b) Nothing contained herein is intended to limit the ability of an association to obtain needed products and services in an emergency. (c) This section shall not apply if the business entity with which the association desires to enter into a contract is the only source of supply within the county serving the association. (d) Nothing contained herein shall excuse a party contracting to provide maintenance or management services from compliance with s. 718.3025."
Source: Fla. Stat. 718.3026, read 23 October 2026.
When does the condominium contracting section require bids?
Use the opening and contract provision together when reviewing the proposed work.
Source: Fla. Stat. 718.3026, read 23 October 2026.
Florida condominium contracting section, opening and contracts, read 23 October 2026: "718.3026 Contracts for products and services; in writing; bids; exceptions.—Associations with 10 or fewer units may opt out of the provisions of this section if two-thirds of the unit owners vote to do so, which opt-out may be accomplished by a proxy specifically setting forth the exception from this section. (1) All contracts as further described herein or any contract that is not to be fully performed within 1 year after the making thereof, for the purchase, lease, or renting of materials or equipment to be used by the association in accomplishing its purposes under this chapter, and all contracts for the provision of services, shall be in writing. If a contract for the purchase, lease, or renting of materials or equipment, or for the provision of services, requires payment by the association on behalf of any condominium operated by the association in the aggregate that exceeds 5 percent of the total annual budget of the association, including reserves, the association shall obtain competitive bids for the materials, equipment, or services. Nothing contained herein shall be construed to require the association to accept the lowest bid."
Source: Fla. Stat. 718.3026, read 23 October 2026.
Which professional services are excepted?
Read the complete professional-services item below before applying the contracting provision to a service engagement.
Source: Fla. Stat. 718.3026, read 23 October 2026.
Florida condominium contracting section, professional services, read 23 October 2026: "(2)(a) Notwithstanding the foregoing, contracts with employees of the association, and contracts for attorney, accountant, architect, community association manager, timeshare management firm, engineering, and landscape architect services are not subject to the provisions of this section."
Source: Fla. Stat. 718.3026, read 23 October 2026.
What about emergencies and other statutory exceptions?
Keep the remaining statutory items with the board packet so the decision does not rely on the bidding trigger alone.
Source: Fla. Stat. 718.3026, read 23 October 2026.
Florida condominium contracting section, remaining exceptions, read 23 October 2026: "(b) Nothing contained herein is intended to limit the ability of an association to obtain needed products and services in an emergency. (c) This section shall not apply if the business entity with which the association desires to enter into a contract is the only source of supply within the county serving the association. (d) Nothing contained herein shall excuse a party contracting to provide maintenance or management services from compliance with s. 718.3025."
Source: Fla. Stat. 718.3026, read 23 October 2026.
How can a manager prepare comparable bids for the board?
Describe the repair, materials and exclusions in the same request sent to each bidder. This is practical reasoning, not legal advice and not a finding from any agency.
- Describe the repair, materials and exclusions in the same request sent to each bidder.
- Ask for proposed scheduling and responsibility for permits, access and cleanup in writing.
- Give the board the proposals and a comparison of scope differences, and retain the decision with the contract.
Who sees your contact details when you post on InstaBids?
Contact details stay hidden until the homeowner picks a contractor and they confirm the connection.
Source: InstaBids process and privacy, live-page excerpts, read 23 October 2026.
Post your job on InstaBids, and contractors can bid in writing on one written scope.
Homeowners anywhere in the US can post a job; once you send it, InstaBids finds contractors to bid on it.
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