InstaBidsDoes an HOA board have to get bids before signing a large contract?
Check the applicable association statute and governing documents before seeking a large contract. Prepare a written scope and a record of the bidding process; the Florida and Nevada provisions below address different association settings.
Source: Fla. Stat. 720.3055, read 23 October 2026.
Source: Nev. Rev. Stat. 116.31086 (NRS ch. 116), 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.
Use with your AI
Key facts
- Florida HOA contracts provision: "(1) All contracts as further described in this section 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 or the governing documents, 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 that exceeds 10 percent of the total annual budget of the association, including reserves, the association must obtain competitive bids for the materials, equipment, or services. Nothing contained in this section shall be construed to require the association to accept the lowest bid. (2)(a)1. Notwithstanding the foregoing, contracts with employees of the association, and contracts for attorney, accountant, architect, community association manager, engineering, and landscape architect services are not subject to the provisions of this section. 2. A contract executed before October 1, 2004, and any renewal thereof, is not subject to the competitive bid requirements of this section. If a contract was awarded under the competitive bid procedures of this section, any renewal of that contract is not subject to such competitive bid requirements if the contract contains a provision that allows the board to cancel the contract on 30 days’ notice. Materials, equipment, or services provided to an association under a local government franchise agreement by a franchise holder are not subject to the competitive bid requirements of this section. A contract with a manager, if made by a competitive bid, may be made for up to 3 years. An association whose declaration or bylaws provide for competitive bidding for services may operate under the provisions of that declaration or bylaws in lieu of this section if those provisions are not less stringent than the requirements of this section. (b) Nothing contained in this section is intended to limit the ability of an association to obtain needed products and services in an emergency. (c) This section does 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 in this section shall excuse a party contracting to provide maintenance or management services from compliance with s. 720.309."
Source: Fla. Stat. 720.3055, read 23 October 2026.
- Nevada association bidding provision: "1. If an association solicits bids for an association project: (a) The association must, whenever reasonably possible, solicit at least three bids if the association project is expected to cost: (1) In a common-interest community that consists of less than 1,000 units, 3 percent or more of the annual budget of the association; or (2) In a common-interest community that consists of 1,000 or more units, 1 percent or more of the annual budget of the association; and (b) The bids must be opened and read aloud during a meeting of the executive board."
Source: Nev. Rev. Stat. 116.31086 (NRS ch. 116), read 23 October 2026.
- Nevada association project definition: "2. As used in this section, “association project” includes, without limitation, a project that involves the maintenance, repair, replacement or restoration of any part of the common elements or which involves the provision of professional services to the association, including, without limitation, accounting, engineering and legal services."
Source: Nev. Rev. Stat. 116.31086 (NRS ch. 116), read 23 October 2026.
What does Florida law require for HOA contracts?
Start with the contract provision and its exceptions, quoted together below.
Florida HOA contracts provision, read 23 October 2026: "(1) All contracts as further described in this section 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 or the governing documents, 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 that exceeds 10 percent of the total annual budget of the association, including reserves, the association must obtain competitive bids for the materials, equipment, or services. Nothing contained in this section shall be construed to require the association to accept the lowest bid. (2)(a)1. Notwithstanding the foregoing, contracts with employees of the association, and contracts for attorney, accountant, architect, community association manager, engineering, and landscape architect services are not subject to the provisions of this section. 2. A contract executed before October 1, 2004, and any renewal thereof, is not subject to the competitive bid requirements of this section. If a contract was awarded under the competitive bid procedures of this section, any renewal of that contract is not subject to such competitive bid requirements if the contract contains a provision that allows the board to cancel the contract on 30 days’ notice. Materials, equipment, or services provided to an association under a local government franchise agreement by a franchise holder are not subject to the competitive bid requirements of this section. A contract with a manager, if made by a competitive bid, may be made for up to 3 years. An association whose declaration or bylaws provide for competitive bidding for services may operate under the provisions of that declaration or bylaws in lieu of this section if those provisions are not less stringent than the requirements of this section. (b) Nothing contained in this section is intended to limit the ability of an association to obtain needed products and services in an emergency. (c) This section does 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 in this section shall excuse a party contracting to provide maintenance or management services from compliance with s. 720.309."
Source: Fla. Stat. 720.3055, read 23 October 2026.
What does Nevada require when an association solicits bids?
Read the complete bidding subsection before setting up the solicitation and meeting.
Nevada association bidding provision, read 23 October 2026: "1. If an association solicits bids for an association project: (a) The association must, whenever reasonably possible, solicit at least three bids if the association project is expected to cost: (1) In a common-interest community that consists of less than 1,000 units, 3 percent or more of the annual budget of the association; or (2) In a common-interest community that consists of 1,000 or more units, 1 percent or more of the annual budget of the association; and (b) The bids must be opened and read aloud during a meeting of the executive board."
Source: Nev. Rev. Stat. 116.31086 (NRS ch. 116), read 23 October 2026.
Which projects does the Nevada provision cover?
Use the statutory definition when identifying the work to put in the bid request.
Nevada association project definition, read 23 October 2026: "2. As used in this section, “association project” includes, without limitation, a project that involves the maintenance, repair, replacement or restoration of any part of the common elements or which involves the provision of professional services to the association, including, without limitation, accounting, engineering and legal services."
Source: Nev. Rev. Stat. 116.31086 (NRS ch. 116), read 23 October 2026.
How can a manager present association bids side by side?
Organize the association proposals by scope item and retain the original submissions. This is practical reasoning, not legal advice and not a finding from any agency.
- Attach the same scope and drawings to every request, including access and cleanup requirements.
- Create a comparison with a row for each scope item and mark omissions for written follow-up.
- Keep the original bids with the meeting materials and explain the proposed selection in writing.
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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