Palmetto Bay, Cutler Bay HOAs face Feb. 1 county registry deadline

Condominium boards and homeowners associations in Palmetto Bay and Cutler Bay have until Monday, Feb. 1, 2027, to renew their Miami-Dade County registrations or face late fees and potential fines starting at $200.

The requirement applies to condominium associations, cooperative associations and homeowners associations governing residential property throughout Miami-Dade County, including incorporated municipalities, according to an Oct. 9 county notice.

Associations that have never registered must also complete the process by the deadline.

The county's Department of Regulatory and Economic Resources administers the registry through its Consumer and Neighborhood Protection Division.

Registration fees and penalties

The annual registration fee is $53.35 for associations with 25 or fewer residential units or parcels.

Larger associations pay a $53.35 base fee plus $1.54 per unit or parcel, according to the county's Community Associations Registry webpage.

Associations submitting applications after Feb. 1 face a late fee equal to 50% of the applicable registration charge.

Separate civil penalties may apply to associations that fail to comply with the registration ordinance. The first violation carries a $200 fine, followed by $500 for a second violation and $1,000 for a third or subsequent violation, according to a county compliance report.

The county adopted the registration requirement March 1, 2022, under Ordinance No. 22-23. The online registry opened Jan. 1, 2023.

What boards must submit

Associations must file registrations and renewals online through the county's Plan Status and Application Submittal Portal. Paper applications are not accepted.

Required information includes the association's name and address, property manager and emergency contact information, board members and governing documents.

Boards must also provide their most recent financial statements and annual budget, insurance information, applicable structural reports from the past 10 years and details about planned capital projects.

Projects funded through special assessments require additional information, including projected schedules, costs and funding sources.

Associations that do not have certain required documents may submit an attestation form explaining their absence.

A property manager, accountant, attorney or other designated representative may complete the registration on a board's behalf.

The county advises associations to review their existing information and upload updated documents when renewing.

Hundreds of associations remained unregistered in 2025

Miami-Dade County reported that 3,939 community associations had registered as of March 12, 2025, while approximately 584 had never registered.

The county's compliance rate stood at 84%, with another 151 initial applications in progress. Including those applications would have raised the rate to approximately 87%, according to the report presented to county commissioners.

Those figures predate the current renewal cycle and do not reflect the number of associations in compliance for 2027.

The county has used email notices, public presentations and online training to encourage participation. Registered associations are scheduled to receive reminders 90, 60 and 30 days before the annual deadline.