Can Community Associations Legally Install Security Cameras Near Private Property?

It’s a common concern in Florida communities: a camera goes up near the pool or clubhouse, and residents start asking—Is that legal? Can they record me on my porch or even through my windows?

When it comes to community association cameras, especially those placed near homes, the line between security and privacy can feel blurry.

But Florida law offers clear guidance—and the key is understanding where cameras can go, what they can record, and how associations can protect both people and privacy.

What Florida Law Says About Surveillance

Florida Statute 810.145, also known as the Digital Voyeurism Law, outlines where and when video recording is considered illegal. The core concept is this:

It is illegal to record anyone in a place where they have a “reasonable expectation of privacy.”

This includes:

• Bathrooms

• Bedrooms

• Dressing rooms

• Inside private homes or units

It also includes any location where a person would reasonably expect they could undress without being watched or recorded.

However, community associations are legally permitted to monitor shared common areas for safety and security reasons. These areas often include:

• Pool decks

• Parking lots

• Clubhouses

• Fitness centers

• Hallways

• Lobbies

• Elevators

In these locations, clearly visible cameras and appropriate signage are typically all that is required for compliance with state law.

What About Backyards, Balconies, and Porches?

This is where things get complicated.

Many condominium associations have common areas adjacent to private back patios, lanais, or sliding glass doors. Naturally, residents are concerned about whether cameras may be recording too much.

“We have a couple of buildings that surround our pool, and owners were concerned that videoing the pool could mean videoing their back porch or even into their homes. Key Security Services attended a town hall meeting with the homeowners and alleviated their concerns. They then designed a camera layout that allowed us to see what we needed and, just as importantly, avoid seeing things we shouldn't.” Linda G. - CAM

In general:

• Cameras may be installed to view common areas, even if those areas are in proximity to private residences.

• Cameras should not be aimed in a way that intentionally captures views inside private homes or in areas where people may expect privacy.

• Some overlap (e.g., seeing a portion of a lanai from a camera aimed at a walkway) may be legally permissible, but should be minimized wherever possible.

Best Practices for Associations

To ensure compliance and reduce community tension, many Florida associations follow these practices:

• Use fixed-angle lenses rather than 360° or PTZ cameras near homes

• Document the purpose of each camera in board minutes

• Avoid zooming into private spaces or using software that automatically tracks individuals

• Use privacy masking, a camera feature that blacks out certain areas in the field of view

• Notify residents about where cameras are installed and how footage is used

• Consult legal counsel before deploying cameras in sensitive areas

Some communities go further, inviting residents to open meetings or walkthroughs to review proposed camera placement in advance.

When Camera Design Makes All the Difference

Modern camera systems now offer more flexibility than ever before. With features like privacy zones, infrared night vision, and smart detection, associations can monitor common areas effectively without overstepping.

Camera placement and configuration often matter more than the technology itself. For example, placing a camera lower and tighter to the access point can provide better footage while excluding windows or porches that aren’t relevant to the system’s purpose.

Vendors like Key Security Services, who work regularly with community associations, often assist boards in making these judgment calls—not just for legal compliance, but to balance security goals with resident comfort.

Florida Associations Are Navigating a Fine Line

Florida’s privacy laws are strict—and penalties for violating them can include civil liability and criminal charges, especially when recording in spaces where someone is exposing their body or engaging in personal activity. But with thoughtful planning and clear intent, associations are well within their rights to use security cameras in appropriate ways.

For boards and managers, the most important questions to ask when planning camera installations are:

• What are we trying to see?

• What don’t we want to capture?

• Are we documenting our intent and process?

• Have we communicated clearly with our residents?

When done right, a security camera system can reduce incidents, speed up investigations, and increase resident peace of mind—without crossing any legal or ethical lines.

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Key Powell is a second-generation security professional with over three decades of hands-on experience in locksmithing, access control, vehicle gates, and surveillance systems. As the owner of Key Security Services, he has worked closely with community association managers, boards, and property owners throughout Southwest Florida. Key is also a certified CEU instructor and regularly teaches security-focused courses designed to help associations make informed, responsible decisions.

This content reflects real-world experience working with Florida statutes, HOA/COA governing documents, Community Association Managers, property managers, and best practices for community security.