How does an HOA board hire contractors and get bids?

Association bid lines in state law, with sources

Download this table: CSV or JSON. Dollar figures are rounded to the cent from the source value in the download.

How do you get HOA contractors to bid in writing?

Florida's chapter 720 HOA statute opens section 720.3055(1) with its writing rule: “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.” (Florida Statutes section 720.3055), read 2026-10-24.

To get written bids on one common-area repair scope, an HOA board can post that job on InstaBids and let contractors bid on the same work.

HOA maintenance

Nevada's bid section says what counts as an association project, NRS 116.31086(2) (not a limited-purpose association; for a small planned community, NRS 116.1203(1) and 116.1203(3) decide which sections apply): “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.” (Nevada Revised Statutes 116.31086), read 2026-10-24.

Florida's chapter 720 HOA contracts section closes with a line on maintenance and management contracts, 720.3055(2)(d): “Nothing contained in this section shall excuse a party contracting to provide maintenance or management services from compliance with s. 720.309 .” (Florida Statutes section 720.3055), read 2026-10-24.

For common-area upkeep such as grounds, pool or building repairs, a property manager can post the maintenance job on InstaBids and get written bids.

HOA bids

In Nevada, NRS 116.31086(1)(a) sets the bid count once an association solicits bids for an association project (not a limited-purpose association; for a small planned community, NRS 116.1203(1) and 116.1203(3) decide which sections apply): “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” (Nevada Revised Statutes 116.31086), read 2026-10-24.

A Nevada common-interest community of 1,000 or more units has its own line: 1 percent or more of the annual budget, once the association solicits bids (NRS 116.31086(1); not a limited-purpose association; for a small planned community, NRS 116.1203(1) and 116.1203(3) decide which sections apply).

When a board wants several written bids on one association project, like a roof or paving job, it can post that project on InstaBids.

How do HOA bids work under Florida law?

Florida's chapter 720 HOA statute, 720.3055(1), says when the association must obtain competitive bids: “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” (Florida Statutes section 720.3055), read 2026-10-24.

For a renewal, the chapter 720 HOA section turns on a competitive bid award and a clause to cancel, 720.3055(2)(a)2: “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.” (Florida Statutes section 720.3055), read 2026-10-24.

In an HOA governed by chapter 720, on a contract with a manager made by a competitive bid, 720.3055(2)(a)2 reads: “A contract with a manager, if made by a competitive bid, may be made for up to 3 years.” (Florida Statutes section 720.3055), read 2026-10-24.

The chapter 720 HOA section also lists contracts it does not cover, from attorneys and engineers to landscape architect services: “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.” (Florida Statutes section 720.3055), read 2026-10-24. For an HOA governed by chapter 720, section 720.3055(2) also takes a contract executed before October 1, 2004, any renewal thereof, and services under a local government franchise agreement out of the competitive bid requirements; the section does not apply where the business entity is the only source of supply within the county; it does not limit the ability to obtain needed products and services in an emergency; and an association whose declaration or bylaws provide for competitive bidding for services may operate under them in lieu of the section if those provisions are not less stringent.

A Florida condominium association is governed by chapter 718, the condominium chapter; section 718.3026(1) sets its bid line at over 5 percent: “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.” (Florida Statutes section 718.3026), read 2026-10-30. Under the opening lines of 718.3026, a condominium association of 10 or fewer units may opt out of the section if two-thirds of the unit owners vote to do so.

For a Florida condominium association under chapter 718 (unless one of 10 or fewer units opts out), the rule that it must obtain competitive bids for a contract requiring payment over 5 percent does not reach contracts with employees of the association or contracts for attorney, accountant, architect, community association manager, timeshare management firm, engineering and landscape architect services (718.3026(2)(a)); it does not limit buying needed products and services in an emergency (718.3026(2)(b)); and the section shall not apply where the business entity is the only source of supply within the county serving the association (718.3026(2)(c)).

Example, percentage arithmetic only: with a total annual budget of $400,000, including reserves, a Florida condominium association under chapter 718 (unless one of 10 or fewer units opts out) must obtain competitive bids for a contract requiring payment over $20,000 (5 percent), and an HOA governed by chapter 720 must obtain competitive bids for one requiring payment over $40,000 (10 percent).

These are Florida's rules; other states set their own lines or none, so never apply Florida's percentages elsewhere. Nevada and Texas are quoted on this page, and each state page linked below quotes that state's own association statutes.

When an HOA or condo board needs competitive bids on one contract, it can post the job on InstaBids and compare the written bids.

What should an HOA request for proposal include?

Texas chapter 209, section 209.0052(c), reads, for a property owners' association with mandatory membership whose declaration lets it collect assessments (chapter 209 does not cover condominiums), outside the development period (209.0052(a)): “In addition to the other applicable requirements of this section, an association that proposes to contract for services that will cost more than $50,000 shall solicit bids or proposals using a bid process established by the association.” (Texas Property Code section 209.0052), read 2026-10-24.

Once the HOA request for proposal is written, a manager can post that scope on InstaBids so each contractor's written bid answers the same tasks.

Who picks the HOA vendor?

Florida's chapter 720 HOA bid section, 720.3055(1), on choosing among bids: “Nothing contained in this section shall be construed to require the association to accept the lowest bid.” (Florida Statutes section 720.3055), read 2026-10-24.

In Nevada (not a limited-purpose association; for a small planned community, NRS 116.1203(1) and 116.1203(3) decide which sections apply), NRS 116.31085(2) reads: “An executive board may not meet in executive session to open or consider bids for an association project as defined in NRS 116.31086 , or to enter into, renew, modify, terminate or take any other action regarding a contract.” (Nevada Revised Statutes 116.31085). Once the association solicits bids, NRS 116.31086(1)(b) adds: “The bids must be opened and read aloud during a meeting of the executive board.” (Nevada Revised Statutes 116.31086), read 2026-10-24.

Before the board votes on a vendor, it can post the job on InstaBids and lay the written bids next to each other at the meeting.

What do state association laws say about bids?

Each row quotes the state's own code on association contracts and bids, read on the date in Sources; each code also lists exceptions of its own.

Rules that bind the board when it buys the work

What to put in the written scope for HOA contractors

• The work in plain words: each common-area task, the buildings or areas it covers, and photos or a map.
• When and how often: visit schedule, start and finish dates, and access to gates, roofs or units.
• A price for each listed task and an hourly rate for extra work, so the bids line up line by line.
• Florida HOA governed by chapter 720: the service contract in writing (720.3055(1)); when the contract requires payment by the association that exceeds 10 percent of the total annual budget, including reserves, the association must obtain competitive bids.
• Florida HOA (chapter 720) renewal: a clause that allows the board to cancel the contract on 30 days’ notice; with it, a renewal of a contract awarded under the section's competitive bid procedures is not subject to its competitive bid requirements (720.3055(2)(a)2).
• Nevada, once an association other than a limited-purpose association solicits bids (for a small planned community, NRS 116.1203(1) and 116.1203(3) decide which sections apply): at least three bids, whenever reasonably possible, when the project is expected to cost 3 percent or more of the annual budget (less than 1,000 units) or 1 percent or more (1,000 or more units).
• Texas chapter 209, for a property owners' association with mandatory membership whose declaration allows assessments (not condominiums) that proposes to contract for services over $50,000, outside the development period: bids or proposals through the association's own bid process.
• Your association's own vendor requirements, attached as written in your governing documents.
• Payment by completed stage, paid by the association to the contractor it hires, and any warranty in writing.

Download this checklist as text

Calling contractors one by one, or one written scope?

Calling HOA contractors one by one gets each one's own idea of the job. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

How InstaBids works

Related answers on other pages

• Whether a board member's company may bid on association work is answered on its own page. Can an HOA board member bid on association repair work?
• Florida's condominium statute has its own bid section; the Florida condo page quotes it. Does a Florida condo board have to get competitive bids?
• Whether owners can see the bids their association received is answered on its own page. Can condo owners see the bids their association received?
• Alabama's association statutes are quoted on its own page. Alabama HOA laws
• Arizona's association statutes are quoted on its own page. Arizona HOA laws
• California's association statutes are quoted on its own page. California HOA laws
• Florida's association statutes are quoted on its own page. Florida HOA laws
• Idaho's association statutes are quoted on its own page. Idaho HOA laws
• Illinois's association statutes are quoted on its own page. Illinois HOA laws
• Maryland's association statutes are quoted on its own page. Maryland HOA laws
• Michigan's association statutes are quoted on its own page. Michigan HOA laws
• Missouri's association statutes are quoted on its own page. Missouri HOA laws
• Nevada's association statutes are quoted on its own page. Nevada HOA laws
• North Carolina's association statutes are quoted on its own page. North Carolina HOA laws
• Ohio's association statutes are quoted on its own page. Ohio HOA laws
• Oregon's association statutes are quoted on its own page. Oregon HOA laws
• South Carolina's association statutes are quoted on its own page. South Carolina HOA laws
• Texas's association statutes are quoted on its own page. Texas HOA laws
• Utah's association statutes are quoted on its own page. Utah HOA laws
• Virginia's association statutes are quoted on its own page. Virginia HOA laws
• Washington's association statutes are quoted on its own page. Washington HOA laws

Sources

• Nevada Revised Statutes 116.31086, read 2026-10-24: www.leg.state.nv.us
• Florida Statutes section 720.3055, read 2026-10-24: www.leg.state.fl.us
• Florida Statutes section 718.3026, read 2026-10-30: www.leg.state.fl.us
• Texas Property Code section 209.0052, read 2026-10-24: statutes.capitol.texas.gov