Blog - Condominium Associates

2026 Legislative Update

Thu, 02 Apr 2026 22:20:38 GMT

The 2026 Florida legislative session ended with far fewer HOA and condominium law changes than many expected.

After several years of sweeping reforms affecting community associations, the 2026 session closed on March 14 with only a handful of modest updates.

Two bills that generated significant discussion during the session did not ultimately pass:

HB 657 — sometimes referred to as the “HOA Killer Bill.”
This proposal would have allowed homeowners, under certain circumstances, to vote to dissolve their HOA and included broader governance changes.

HB 465 — Community Association Governance Proposal.
This bill proposed expanded regulatory oversight and dispute resolution provisions for associations.

Because neither bill advanced through both chambers, no structural changes to association governance were enacted this year

Several smaller bills did pass both chambers and may become law, including:

HB 803 – Building Permits and Inspections
HOAs and architectural review committees cannot require a government permit before reviewing an owner’s improvement request.

HB 797 – Nonprofit Corporations
Clarifies that association record requests are governed by Chapters 718 and 720, not the general nonprofit statute.

SB 104 – Florida Statutes Reviser Bill
A technical bill correcting statutory references and numbering.

Bottom line:

While the 2026 session did not introduce major new requirements, this does not signal a reduced focus on community association governance. Instead, it reflects a pause following several years of significant legislative change, as many of those reforms—particularly in condominium safety, financial transparency, and governance practices—are still in the early stages of implementation. At the same time, the introduction and discussion of high-profile bills, even those that did not pass, provide insight into the direction of future legislative interest. Topics such as association termination, expanded oversight, and dispute resolution remain areas to watch, suggesting that the broader conversation around community association governance is still evolving.

Consistency is Credibility: Why Boards Lose Trust (Even When They’re Right)

Thu, 02 Apr 2026 22:19:08 GMT

It is important to recognize a common human tendency that applies to all of us, including board members: we are not always fully aware of how our actions are experienced by others. From the board’s perspective, decisions may feel thoughtful, reasonable, and well-intended. However, owners do not experience intent— they experience outcomes and the process surrounding them. This gap between intent and perception can lead to misunderstandings, particularly when communication is limited or inconsistent. What feels clear and appropriate internally may feel unclear or uneven externally. In community associations, this dynamic plays out every day and often shapes how boards are perceived. Understanding and addressing this gap is essential to building consistency, improving communication, and maintaining trust within the community.

Most boards do not struggle with intent. They want to do the right thing, follow the rules, and act in the best interest of their community. And yet, many associations still face frustration from owners, tension around enforcement, and a growing perception that decisions feel inconsistent or unfair. In many cases, the issue is not the rule, the decision, or even the outcome. It is the process—and how that process is communicated.

From a board’s perspective, decisions are often thoughtful, reasonable, and aligned with the governing documents. But from an owner’s perspective, the experience can feel very different. An owner may receive a violation notice while observing a similar issue elsewhere that appears unaddressed. Another may hear about a decision informally before it is formally communicated. Others may experience delays, silence, or inconsistent messaging. Just as importantly, in the absence of regular updates, owners may begin to fill in the gaps themselves—making assumptions about what the board is doing, why decisions are being made, or whether issues are being addressed at all. Even when the board is acting correctly, these moments create a perception of inconsistency. And perception, over time, becomes credibility.

In community associations, consistency is more important than intensity. Strict enforcement applied inconsistently will always feel unfair, while moderate enforcement applied consistently is far more likely to be accepted. But consistency is not just about actions—it is about communication. Owners are not only evaluating what the board does. They are evaluating what they hear, when they hear it, and what they don’t hear. When communication is limited to moments of enforcement or change, it can feel reactive. When communication is ongoing, intentional, and meaningful, it creates a sense of stability and confidence.

In most cases, inconsistency is not intentional. It is structural. It often stems from a breakdown in the distinction between governance and management. The board is responsible for establishing policies, setting expectations, and making decisions collectively in properly noticed meetings. Management is responsible for executing those decisions and communicating with owners in a consistent and professional manner. When these roles are clear, communication flows through a structured channel. When they are not, communication becomes fragmented. Board members may respond individually to owners, messages may vary depending on who is asked, and information may be shared informally or prematurely. At the same time, when there is no rhythm of ongoing communication—such as regular updates on projects, priorities, or community status—owners may feel disconnected from the board’s work, even when progress is being made. Over time, these gaps create different experiences for different owners.

Consider a common example. Two homeowners install exterior modifications without approval. One receives a formal violation notice from management, outlining the issue, the required action, and the timeline for compliance. The communication is clear, documented, and consistent with the association’s procedures. The other hears about the issue through a casual conversation with a board member, receives informal guidance, and no formal notice is issued. From the board’s perspective, both situations may feel resolved. From the community’s perspective, the communication—and therefore the process—was different. That difference—not the rule itself—is what creates the perception of unfairness.

In a consistent and structured approach, both situations would be handled through the same communication process. Management would issue formal notices, communication would follow established procedures, and all actions would be documented. Board members would avoid engaging directly outside of the process, allowing management to serve as the central and consistent point of communication. Questions from owners would be routed through management, and responses would be aligned with board-approved policies. At the same time, the board would support this process with broader, ongoing communication—reinforcing expectations, reminding owners of approval requirements, and providing general updates that help reduce future issues before they occur. In this model, owners receive the same message, through the same channel, with the same level of clarity—regardless of the situation.

This same principle applies beyond enforcement. For example, when a board approves a new policy or initiative, documenting the decision in the minutes is not enough. If that decision is not clearly communicated to owners, enforcement or implementation may feel abrupt or unfair. A more effective approach is to follow decisions with clear, timely communication that explains what has changed, why the change was made, when it will take effect, and what owners need to do. When this communication is reinforced through ongoing updates and consistent messaging, expectations become clear and the likelihood of confusion or resistance is significantly reduced.

It is important to distinguish between frequent communication and effective communication. This is not a call for general or filler communication. Announcements about community social updates and events have their place, but they serve a different function. This is a call for proactive board communication with clarity and purpose. Effective board communication is intentional. It is focused on providing information that helps owners understand the status of the community, the direction of the board, and what is expected of them. In this way, communication becomes part of governance—not an added task. Boards that approach communication with this level of intention position themselves not just as decision-makers, but as reliable and credible leaders within the community.

Owner reactions are shaped not only by decisions, but by how those decisions are communicated—and whether communication is consistent over time. Rules often feel reasonable—until they impact an owner personally. Frustration increases when communication feels inconsistent, delayed, or unclear. In the absence of ongoing communication, owners may assume inaction, favoritism, or inconsistency where none exists. Clear and proactive communication helps reduce these assumptions and creates a more informed and cooperative community.

While management typically serves as the primary communication channel, the board remains responsible for ensuring that communication is regular, accurate, consistent, and aligned with the association’s policies and legal requirements. This includes ensuring that enforcement communications follow proper notice and due process requirements under Florida statutes. Management delivers the message—but the board defines the standard.

The most effective boards recognize that trust is built through consistency—in both action and communication. They establish clear processes, rely on management for structured communication, avoid informal or individual responses, and provide ongoing updates that keep the community informed and aligned. Because over time, consistent and purposeful communication builds something every community depends on: confidence in leadership.

Board Takeaway:

Owners may not always agree with the outcome—but they will recognize communication that is clear, consistent, and fair. The goal is not just to be right. The goal is to be understood—and trusted.

Board Communication Check:

Are we keeping owners informed on a regular basis—not just when something changes? When decisions are made, are expectations and next steps clear? Are we delivering the same message, the same way, every time? Effective communication is not about volume—it is about clarity, consistency, and value.

Strengthening Board Communication Through Consistency

Thu, 02 Apr 2026 19:26:47 GMT

Board News & Education - April 2026

Dear Board Member,

March was another busy month of hosting Board Certifications and CEUs. We truly value all the positive feedback and recommendations from appreciative board members. Our May theme will be Hurricane Readiness and I am in the process of arranging for an insurance company online presentation. I am also working on content for the Homeowner’s Association board member annual fourhour CEU course and hope to have it approved by the DBPR for May.

This month’s newsletter is based on feedback from board members I know are thoughtful, committed, and genuinely doing the right things for their communities, but still find themselves facing frustration from owners or a perception that their decisions are inconsistent or unfair.

I explored this core dynamic and what steps may be taken to understand and change that experience. The result is this month’s article, Consistency is Credibility: Why Boards Lose Trust (Even When They’re Right), which hopefully provides a few practical observations on how consistency, structure, and communication shape how boards are experienced by their communities.

— Be well. Doug Jenkins, Director of Learning & Development

10 Ways Boards Unintentionally Loose Trust (Even When They’re Right)

Enforcing rules inconsistently
Allowing informal “exceptions”
Communicating only when problems arise
Sharing information unevenly across owners
Delaying communication after decisions are made
Letting individual board members respond independently
Failing to explain the “why” behind decisions
Introducing changes without clear notice
Relying on assumptions instead of communication
Allowing process to vary depending on the situationcials

60-Second Board Message:

Why Consistency Matters

Most boards believe trust comes from making the right decisions. In reality, trust comes from consistency. When the same issue is handled differently—even unintentionally—owners begin to question the process.Consistency doesn’t mean being rigid. It means being predictable, structured, and fair.

That consistency comes from two things: Clear processes—and consistent communication.

�� Owners may not always agree.

But they will recognize a process they can rely on.

Myth vs. Reality

Board Meetings Defined

❌ Board Myth

“If the board follows the rules and makes the right decisions,

communication will take care of itself.”

✅ The Reality

Even correct decisions can feel inconsistent or unfair

without clear, timely, and structured communication.

Owners don’t just evaluate outcomes.

They evaluate what they hear—and what they don’t.

�� Communication isn’t a follow-up to governance. It’s part of it.

March & April Online Board Education Events

Registration is required for all courses.

2025 Legislative Update - Condo Board Member One Hour CEU

An overview of 2025 Florida House Bill 913 (HB 913). This discussion qualifies as a Condominium Board Member One Hour CEU.

‍April 20, 2026, 4:00-5:00 PM
Registration Link for the April 20, 2026, Condo CEU

New Condominium Board Member Four Hour Certification

DBPR Required Four Hour Certification Course for new Condominium Association Board Members Subject to Florida Statute 718.

‍April 22, 2026, 1:00-5:00 PM
Registration Link for the April 22, 2026, Condominium Course

New Homeowners' Board Member Four Hour Certification

DBPR Required Four Hour Certification Course for new Homeowners' Association Board Members Subject to Florida Statute 720.

‍April 29, 2026, 1:00-5:00 PM
Registration Link for the April 29, 2026, Homeowners Association Course

The recording of our recent program, Board Financial Literacy: What Your Financials Are Really Saying, is now available on our Association Training Hub YouTube channel: https://www.youtube.com/@AssociationTrainingHub

10 Steps to Build an Effective Board Communication Plan

1. Align the Board and Management First

2. Define What Matters to Owners

3. Use a Central Communication Channel

4. Communicate After Decisions—Not During Discussions

5. Establish a Predictable Rhythm

6. Explain the “Why” at a High Level

7. Reinforce Expectations Before Enforcement

8. Avoid One-Off Responses from Individual Board Members

9. Keep Communication Clear, Concise, and Action-Oriented

10. Review and Adjust Periodically

Myth vs. Reality

Email for Info Only

❌ Board Myth

“A monthly newsletter keeps the community informed.”

✅ The Reality

A newsletter only builds trust if it provides meaningful, relevant, and timely information.

Generic updates and filler content don’t reduce confusion—they can increase it.

Effective communication:

• Explains what matters

• Reinforces expectations

• Provides clarity on direction

�� It’s not about sending something. It’s about saying something that matters.

Building an Effective Board Communication Plan

Wed, 01 Apr 2026 22:17:29 GMT

Understanding the importance of great communication in association management. By creating a simple, repeatable plan that ensures communication is consistent, meaningful, and aligned with how the association operates.

Start With Alignment Between the Board and Management

The first step is a working session between the board and management to define how communication will function. This alignment prevents fragmented or inconsistent messaging.

This discussion should include:

Who is responsible for drafting and sending communication (typically management)
What types of communication require board review or approval
Which communication channels will be used (email, portal, website, etc.)
When communication should come from the board versus management

Define What Should Be Communicated

Boards should identify the core categories of communication that will be consistently addressed ensuring communication remains focused on what is relevant and meaningful to owners. These typically include:

Board Decisions: Key outcomes from meetings and actions taken
Community Updates: Status of projects, maintenance, and initiatives
Expectations: Rules, policies, and reminders to reinforce compliance
Financial Awareness (high-level): Budget updates or major financial considerations
Upcoming Activity: Meetings, projects, or community impacts

Establish a Predictable Rhythm

Consistency is strengthened when communication follows a predictable pattern. The goal is not frequency for its own sake, but reliability. Examples may include:

A brief post-meeting summary following each board meeting
Periodic community updates (as needed, not forced)
Targeted communication when decisions impact owners

Use the Right Channels—Consistently

Communication should be delivered through established, centralized channels avoiding informal conversations, text messages, or individual board member responses. This may include:

Management emails
Community portals or websites
Official board notices

Focus on Clarity and Purpose

Every communication should answer three basic questions for the reader:

What is happening?
Why does it matter?
What, if anything, do I need to do?

Document and Reinforce

Communication should not be one-time. Important messages should be:

Reinforced over time when appropriate
Aligned with enforcement or implementation
Supported by consistent documentation

Keep It Practical

A communication plan should support the board—not burden it. It should be:

Simple enough to follow consistently
Flexible enough to adapt to changing needs
Focused on meaningful communication, not volume

Boards do not need more communication. They need communication that is clear, consistent, and valuable.

Building an Effective Board Communication Plan

Wed, 01 Apr 2026 12:54:00 GMT

Start With Alignment Between the Board and Management

The first step is a working session between the board and management to define how communication will function. This alignment prevents fragmented or inconsistent messaging.

This discussion should include:

Who is responsible for drafting and sending communication (typically management)
What types of communication require board review or approval
Which communication channels will be used (email, portal, website, etc.)
When communication should come from the board versus management

Define What Should Be Communicated

Boards should identify the core categories of communication that will be consistently addressed ensuring communication remains focused on what is relevant and meaningful to owners.

These typically include:

Board Decisions: Key outcomes from meetings and actions taken
Community Updates: Status of projects, maintenance, and initiatives
Expectations: Rules, policies, and reminders to reinforce compliance
Financial Awareness (high-level): Budget updates or major financial considerations
Upcoming Activity: Meetings, projects, or community impacts

Establish a Predictable Rhythm

Consistency is strengthened when communication follows a predictable pattern. The goal is not frequency for its own sake, but reliability.

Examples may include:

A brief post-meeting summary following each board meeting
Periodic community updates (as needed, not forced)
Targeted communication when decisions impact owners

Use the Right Channels—Consistently

Communication should be delivered through established, centralized channels avoiding informal conversations, text messages, or individual board member response. This may include:

Management emails
Community portals or websites
Official board notices

Focus on Clarity and Purpose

Every communication should answer three basic questions for the reader:

What is happening?
Why does it matter?
What, if anything, do I need to do?

Document and Reinforce

Communication should not be one-time. Important messages should be:

Reinforced over time when appropriate
Aligned with enforcement or implementation
Supported by consistent documentation

Keep It Practical

A communication plan should support the board—not burden it. It should be:

Simple enough to follow consistently
Flexible enough to adapt to changing needs
Focused on meaningful communication, not volume

Boards do not need more communication. They need communication that is clear, consistent, and valuable.

How Florida Condominium and HOA Boards Should Conduct Meetings, Shape Decisions, and Delegate Financial Authority

Fri, 20 Mar 2026 04:27:42 GMT

Strong community governance is not defined by the speed of a decision, but by the transparency and discipline of the process that produces it.

Florida condominiums and homeowners’ associations both operate within open meeting frameworks, though the statutory structures differ. Understanding where those frameworks diverge — and where the principles of deliberation, decision-making, discussion and financial delegation ultimately converge — is essential to protecting both the association and its directors.

We will first examine each statutory structure independently, then unify the discussion where the shared governance standards intersect.

Condominiums — Board Meetings Under Chapter 718

Florida condominiums operate under Florida Statutes Chapter 718, which establishes a structured transparency model for board governance.

Under §718.112(2)( c ), the board of administration must meet at least once each quarter . Meetings of the board at which a quorum is present must be open to all unit owners, except for limited statutory exceptions, including certain attorney-client privileged discussions and specified personnel matters.

Unit owners have the right to attend all board meetings and to speak on designated agenda items. Boards may adopt reasonable rules governing the frequency, duration, and manner of owner statements. To ensure meaningful participation, meeting notices and agendas must contain sufficient detail to inform owners of the subjects to be considered. Items not included on the posted agenda may not be acted upon by the board.

In addition, at least four times each year, the meeting agenda must include an opportunity for unit owners to ask questions of the board, including questions relating to reports on the status of construction or repair projects, the status of revenues and expenditures during the current fiscal year, and other issues affecting the condominium.

Adequate notice of all board meetings, which must specifically identify all agenda items, must be posted conspicuously on the condominium property at least 48 continuous hours before the meeting, except in an emergency. For associations required to maintain a website under §718.111(12), notice and the agenda must also be posted on the association’s website within the statutory time frame. If the board is voting to approve a contract at the meeting, the contract must be provided with the notice.

Written notice of a meeting at which a nonemergency special assessment or an amendment to rules regarding unit use will be considered must be mailed, delivered, or electronically transmitted (if the owner has consented to electronic notice) and posted conspicuously on the condominium property and website at least 14 days before the meeting. If the meeting concerns a proposed amendment to rules regarding unit use, the proposed rule language must be provided with the notice. Notice of any meeting at which regular or special assessments are to be considered must specifically state that assessments will be considered and provide the estimated cost and description of the purposes for such assessments.

A board meeting may be conducted in person or by video conference. If the meeting is conducted via video conference, the notice must include the hyperlink and conference telephone number and must also include the address of the physical location where unit owners may attend in person.

Any board meeting using video conferencing must be recorded and the recording maintained as an official record of the association.

Homeowners’ Associations — Board Meeting Under Chapter 720

Under Chapter 720 Under §720.303(2)(b), Florida Statutes, members of a homeowners’ association have the right to attend all meetings of the board of directors, except for meetings between the board and its attorney with respect to proposed or pending litigation, and meetings held for the purpose of discussing personnel matters.

§720.303(2)(c) requires that notice of all board meetings must specifically identify all agenda items. Members have the right to speak on all designated agenda items, subject to reasonable written rules adopted by the board governing the frequency, duration, and manner of member statements, which may include the use of a sign-up sheet.

Notice of all board meetings must be posted in a conspicuous place in the community at least 48 hours in advance, except in an emergency. The notice must specifically identify all agenda items to be considered. If the association is required to maintain a website pursuant to statute, the notice must also be posted on the website within the applicable statutory time frame.

An assessment may not be levied at a board meeting unless the notice includes a statement that assessments will be considered and the nature of the assessments. Written notice of any meeting, the agenda, and any other document required for such meeting at which special assessments will be considered or at which amendments to rules regarding parcel use will be considered must be mailed, delivered, or electronically transmitted to the members and parcel owners and posted conspicuously on the property and website (or broadcast on closed-circuit cable television) not less than 14 days before the meeting.

Additionally, if at least 20 percent of the total voting interests petition the board to address a specific item of business, §720.303(2)(d) requires the board to place the item on the agenda of its next regular or special meeting, which must occur no later than 60 days after receipt of the petition. Each member has the right to speak for at least three minutes on each matter placed on the agenda by petition, provided the member complies with reasonable rules adopted by the board.

“Executive Session” — A Limited Exception

Boards sometimes attempt to address sensitive matters in what they call “Executive Session.” In Florida HOAs or condominiums, there is no broad authority to close meetings simply because the topic is uncomfortable. Closed meetings are limited to circumstances authorized by statute, such as meeting with the association attorney regarding proposed or pending litigation for the purpose of seeking or rendering legal advice, or held for the purpose of discussing personnel matters.

Operational decisions, vendor contracts, budget strategy, and assessment increases generally belong in noticed meetings open to the membership. The substance of the discussion — not the label — determines whether closure is appropriate.

Closed meetings are exceptions to openness and should be narrowly limited to the circumstances authorized by law.

Transparency, Quorum & the Difference Between Discussion and Deliberation

Confusion often arises around open meeting requirements, particularly when boards are advised that directors “cannot gather” or “cannot speak to one another” if enough members are present to constitute a quorum. That advice, while usually well intentioned, oversimplifies the statutory framework. The presence of a quorum is not itself prohibited. Florida law does not prevent directors from being in the same room, attending the same workshop, or receiving the same presentation. What the law regulates is not the gathering — it is the manner in which collective decisions are formed.

Open meeting provisions under both Florida Statutes Chapter 718 and Florida Statutes Chapter 720 apply when a quorum of directors conducts association business. For governance education purposes, it is helpful to distinguish between permissible discussion, deliberation, and formal decision-making. Boards are permitted — and expected — to gather information. Directors may receive reports from management, hear presentations from engineers or vendors, ask clarifying questions, request additional documentation, and conduct individual research. Information gathering, even when a quorum is present, is not inherently improper. Oversight is a core board responsibility. The statutes do not prohibit learning; they regulate how collective direction is shaped.

The line is crossed when discussion becomes deliberation. Deliberation, in a governance context, may be understood as the exchange of viewpoints among a quorum of directors for the purpose of influencing or forming a collective decision. The shift occurs when directors move from asking questions to expressing positions — indicating how they intend to vote, advocating for a particular option, testing arguments with one another, or signaling alignment before a properly noticed meeting. Transparency principles attach at the point where collective direction begins to form, not merely when a motion is made.

A decision, by contrast, is the formal act of the board — a motion, a second, a vote, and a recorded outcome. However, many governance disputes do not stem from the vote itself. They arise from the perception that the outcome was effectively determined before the noticed meeting occurred. If quorum-level viewpoints are exchanged and consensus forms privately — whether during an informal gathering, through email responses, or via sequential conversations — the noticed meeting risks becoming a procedural formality rather than the place where the board truly deliberates.

The practical governance standard is straightforward. Boards may gather information freely. They should shape collective positions transparently in properly noticed meetings. They should vote visibly and document clearly. The distinction is not between talking and voting; it is between learning and influencing. When directors reserve collective position-shaping for the open meeting process, they protect not only statutory compliance but also the legitimacy of their governance.

Financial Delegation

Financial administration is another area where structure prevents governance risk. Directors frequently ask whether they must approve every invoice to fulfill their fiduciary duty. The answer lies in policy. In a properly noticed meeting, the board may adopt a financial authorization policy that delegates authority to management to pay routine, budgeted operating expenses and establishes defined thresholds for board approval of larger or non-budgeted expenditures.

By approving the annual budget and delegation policy openly, the board conducts its deliberation transparently. Routine invoice payment thereafter becomes execution, not new decision making. Oversight occurs through regular review of financial statements, accounts payable reports, and bank reconciliations rather than invoice approvals.

Boards should approve systems — not light bulbs.

Conclusion

Governance discipline is not a procedural burden—it is a protection. Whether operating under Chapter 718 or Chapter 720, meeting cadence, agenda specificity, member participation rights, and limited closed-meeting exceptions exist to preserve legitimacy and reduce risk. Boards are not prohibited from gathering information or acting decisively; they are expected to do so. The discipline is ensuring that collective direction is shaped in properly noticed meetings, and that financial authority is delegated through transparent policy rather than informal consensus.

When boards deliberate openly, vote visibly, and execute through clearly adopted systems, they protect not only statutory compliance, but also the trust and stability of the communities they serve.

Spring Association Management Board Member CEUs & Learning

Mon, 02 Mar 2026 21:23:55 GMT

Board News & Education - MARCH 2026

Dear Board Member,

Since we are deep into election season, we have scheduled our Board Certification and CEU courses for both March and April to provide greater flexibility as you plan your training.

We were excited to welcome more than 300 board members to our Certification, CEU, and general education events in February. The recording of our newest program — Board Financial Literacy: What Your Financials Are Really Saying — is currently being edited and will be posted soon on our Association Training Hub YouTube channel.

For March, we’ve focused our discussion on Board Meetings and decision making. Feedback from recent programs suggests there are questions — and some understandable confusion — about where the line is drawn between actions that may occur outside a meeting and those that must take place in a properly noticed board meeting. My apologies for the length of this month’s article. I edited out as much as I could without losing important information. I hope you find it helpful.

— Be well. Doug Jenkins, Director of Learning & Development

10 Board Meeting Practices That Improve Transparency

1. Clearly state the purpose of each agenda item

2. Briefly explain the background of the issue before discussion

3. Reference relevant documents or proposals during discussion

4. Allow owners to understand the options being considered

5. Ask clarifying questions before moving toward a decision

6. Restate the motion so everyone understands what is being voted on

7. Record the exact vote outcome in the minutes

8. Identify who is responsible for follow-up

9. Communicate the next steps after the meeting

10. Share meeting decision results with owners promptly

�� Transparency is not just about holding meetings — it’s about helping owners understand how decisions were made.

60-Second Board Tip ⏱️

Phrases That Signal Decision Making

Here are phrases that signal the board is making a decision (and should be in the minutes):

✅ “I move that…”

✅ “Let’s approve…”

✅ “We are directing management to…”

✅ “The board’s decision is…”

✅ “We’re voting to…”

Why it Matters: If you hear decision language, you need a motion + a vote + a record.

Myth vs. Reality

Board Meetings Defined

❌ Board Myth

“We’re just having a workshop or discussion session —

it’s not a board meeting.”

✅ The Reality

If a quorum of the board gathers to deliberate association business,

it is generally considered a board meeting under Florida law.

Changing the name to workshop or planning meeting does not change the legal requirement.

�� If the board gathers to deliberate association business,

notice and owner access requirements typically apply.

March & April Online Board Education Events

Registration is required for all courses.

New Condominium Board Member Four Hour Certification

DBPR Required Four Hour Certification Course for new Condominium Association Board Members Subject to Florida Statute 718

March 10, 2026, 1:00-5:00 PM
Registration Link for the March 10, 2026, Condominium Course

April 22, 2026, 1:00-5:00 PM
Registration Link for the April 22, 2026, Condominium Course

New Homeowners' Board Member Four Hour Certification

DBPR Required Four Hour Certification Course for new Homeowners' Association Board Members Subject to Florida Statute 720.

March 17, 2026, 1:00-5:00 PM
Registration Link for the March 17, 2026, Homeowners Association Course

April 29, 2026, 1:00-5:00 PM
Registration Link for the April 29, 2026, Homeowners Association Course

2025 Legislative Update - Condo Board Member One Hour CEU

An overview of 2025 Florida House Bill 913 (HB 913). This discussion qualifies as a Condominium Board Member One Hour CEU.

March 16, 2026, 4:00-5:00 PM
Registration Link for the March 16, 2026, Condo CEU

April 20, 2026, 4:00-5:00 PM
Registration Link for the April 20, 2026, Condo CEU

10 Habits That Keep Board Meetings Calm and Credible

1. Predictable agenda

2. Good time management

3. Strong chair leadership

4. Clear decision structure

5. Professional tone from board members

6. Owner comment rules applied fairly

7. Avoid side debates mid-meeting

8. Assign action items + due dates

9. Avoid personalizing disagreements, debate ideas not people

10. Keep meetings focused on governance

�� Structure is kindness.

Myth vs. Reality

Email for Info Only

❌ Board Myth

“We can discuss and decide things by email as long as we don’t all reply at once.”

✅ The Reality

Email chains can create a rolling quorum,

which may effectively become an un-noticed board meeting.

Example: Director A emails B - B replies and includes C - C replies and includes D

Even if everyone was not on the email at the same time,

the board may have collectively deliberated association business outside a noticed meeting.

�� The safest rule: Use email for information sharing,

not deliberation or decision-making.

Is Your HOA Turning 30? Everything You Need to Know About MRTA Timing, Risks, and the 720 Preservation Process

Tue, 10 Feb 2026 00:10:00 GMT

Florida’s Marketable Record Title Act (MRTA), Chapter 712, Florida Statutes, was designed to simplify land titles by extinguishing old covenants and restrictions after 30 years — unless they are properly preserved. For homeowners’ associations, this can create serious and often unexpected consequences.

What does MRTA Stipulate?

MRTA automatically eliminates certain recorded covenants and restrictions after 30 years from the “root of title” (usually the date the original declaration was recorded). If an HOA’s governing documents are extinguished under MRTA, the association may lose its legal authority to:

• Enforce architectural standards

• Collect assessments

• Enforce use restrictions (rentals, parking, pets, etc.)

• Maintain common areas funded by mandatory dues

In short, MRTA can strip an HOA of many of the powers that allow it to function as a community association.

How the 720 Preservation Process Works

The key issue is age. Many Florida HOAs were created in the 1970s, 80s, and 90s, meaning their original declarations are now at or beyond the 30-year MRTA threshold. If the association has not taken formal steps to preserve its governing documents, portions — or all — of its covenants may already be extinguished.

Important: Amendments to the declaration do not automatically reset the MRTA clock. Consult the Association Attorney to verify legal applicability of any amendments.

Florida Statute 720.3032 provides a streamlined way for HOAs to preserve their governing documents from MRTA extinguishment. The general preservation steps include:

Board Approval - The board of directors may approve the preservation of the declaration and other governing documents at a properly noticed board meeting (unless the governing documents require member approval).
Prepare a Notice of Preservation - The association prepares a formal document identifying the covenants and restrictions being preserved, referencing the original declaration recording information.
Record in the Public Records - The Notice of Preservation is recorded in the county’s official records before the MRTA deadline.
Post-Recording Member Notice - The association must provide notice to the membership (typically within 30 days after recording) that the preservation has occurred.

Once properly recorded, this action resets the MRTA clock, preserving the HOA’s authority for another 30 years. Be sure to involve the Association’s attorney to ensure the steps are completed correctly.

What Happens if You Missed the Deadline?

If MRTA preservation was not done in time, the association may need to go through a more complicated covenant revitalization process under FS 720.403–720.407, which requires member approval and state review. This process is longer, more expensive, and not guaranteed.

Board Takeaway: MRTA compliance is not optional housekeeping — it is a governance survival issue.

Boards should confirm with association counsel and management that:

✔ Their declaration has been preserved

✔ The preservation was recorded correctly

✔ The next preservation deadline is tracked

A simple recording today can prevent major legal and financial problems tomorrow.

Understanding HOA Pet Rules: What Every Pet Owner Needs to Know Before Moving In

Wed, 04 Feb 2026 22:16:01 GMT

Residing in a homeowners association or condominium can be a unique experience, especially for pet lovers. While rules are in place to ensure peace and structure, some of these guidelines might leave you puzzled. Imagine moving into a community, thrilled to settle in, only to realize that your dog’s breed or your bird’s morning chirps might not comply with regulations. These rules can significantly shape your day-to-day life with your animals.

Understanding Pet-Related HOA Rules

Take breed restrictions, for instance. While these are typically aimed at promoting safety, they can feel unjust to owners of well-behaved pets. It’s frustrating to see gentle animals banned solely due to their breed’s reputation. On a related note, many associations impose limits on the size of dogs, barring larger breeds that might be more relaxed than their smaller, high-energy counterparts.

Number limits are another sticking point. Families with multiple pets may struggle in neighborhoods that allow only one or two animals per household. Adding to the challenge, registration fees for pets are often required, creating an unexpected financial burden for some residents. Leash rules and designated pet zones, while useful for maintaining order, can sometimes add logistical hurdles for owners.

The restrictions don’t stop with dogs. Exotic pets, such as reptiles or parrots, are often prohibited in these communities. For owners, this can mean having to reconsider beloved companions. Noise complaints regarding vocal animals are another challenge. Policies mandating quiet hours can be tough to follow, especially for pets who bark or chirp to express themselves. Enforcing such rules can feel intrusive for owners who are already making an effort to maintain harmony.

Pet Policies and Innovative Solutions

In some communities, DNA testing for waste management has become the norm. Pet owners may need to register their animals’ DNA, so waste left unattended can be traced back to the culprit. While this method aims to address a valid concern, it can also feel excessive. On a more unusual note, some communities even impose aesthetic guidelines that extend to the appearance of pets, and there have been rare cases where a pet’s name caused disagreement among neighbors.

For more information about HOA pet policies, visit Condominium Associates Pet Resources .

Working With HOA Boards

While these policies may seem extreme, they’re often created with the intention of promoting a peaceful environment. Reducing disputes between neighbors, ensuring public areas remain clean and safe, and preserving the value of the property are the primary goals. For pet owners, understanding these guidelines before committing to a community is essential to avoid surprises.

For those already living under these rules, there are ways to make things work. Start by thoroughly reading your HOA’s governing documents. This will give you a clear picture of what is expected. If you feel strongly about a particular rule, engage your HOA board with constructive feedback. Advocating for fair changes often begins with respectful communication. Additionally, training your pets to behave well can go a long way in fostering positive relationships with neighbors.

Looking for a pet-friendly property management solution? Contact Condominium Associates today to discuss how we can help your HOA create balanced and effective pet policies. Request a proposal now!

Legal Protections for Pet Owners

It’s also crucial to understand your rights as a pet owner. Federal laws, like the Fair Housing Act, offer protections for service animals and emotional support companions, which might exempt them from certain HOA policies. If you and your neighbors share concerns about specific rules, collaborating to propose revisions during board meetings can be an effective approach.

Check out the U.S. Department of Housing and Urban Development (HUD) for detailed information about the Fair Housing Act and pet-related accommodations.

Real-Life Examples

Consider the experiences of pet owners who’ve faced these challenges. A family with a retriever named Bella found themselves fined because Bella’s weight slightly exceeded the HOA’s strict limit, even though she was well-loved by the entire community. In another instance, a vibrant parrot named Charlie became the center of a noise dispute due to his habit of squawking during the day. These real-life examples highlight how rules, while designed to maintain order, sometimes fall short in accommodating the needs of residents.

For waste management, DNA testing has become a modern solution to an age-old problem. Although effective in pinpointing negligence, it can feel invasive for responsible owners.

Finding the Right Pet-Friendly Community

If you’re looking for a community that values pets and owners equally, it’s important to do your research. Many HOAs strive to create inclusive environments where pets are welcome but managed responsibly. Open dialogue with the board and neighbors can foster a better understanding and lead to more balanced policies.

For expert advice on choosing pet-friendly communities, visit Pet-Friendly Living with Condominium Associates .

Need expert guidance on managing pet policies in your community? Let our team at Condominium Associates assist you. Request a proposal and discover how we can support your HOA with tailored solutions!

Common FAQs

Can an HOA outright ban your dog? In most cases, yes—unless the restriction conflicts with local ordinances or involves a service animal.
Are emotional support animals protected? Generally, yes, offering pet owners some peace of mind.
Do renters have to comply with the same rules as homeowners? Absolutely. Understanding the expectations is vital.

February Community Association Board Member Learning & Development

Mon, 02 Feb 2026 21:43:20 GMT

Board News & Education - FEB 2026

Dear Board Member,

We’ve designated February as Financial Literacy Month. Feedback from our recent Board Certification and CEU programs made one thing very clear — the number one topic board members want help with is understanding how to read their association’s financial reports. In response, we’ve created a new live Zoom session:

Board Financial Literacy: What Your Financials Are Really Saying.

This two-hour discussion is focused entirely on helping board members interpret their financial statements with confidence. We won’t be covering budgets or statutes — just the numbers, what they mean, and how they support thoughtful, well-informed decisions. To give you a preview, we’ve also included two “Top 10” lists in this newsletter highlighting key concepts we’ll explore during the session. We hope this program provides the clarity and confidence you’ve been looking for, and we look forward to seeing you there.

— Be well. Doug Jenkins, Director of Learning & Development

10 Financial Red Flags HOA Boards Should Watch Monthly

You don’t need to be an accountant to lead well — but you do need financial literacy. Here are 10 red flags HOA and condo association board members should watch:

1. Delinquencies trending upward 2+ months

2. Aging receivables not moving (30/60/90+)

3. Bank reconciliations not current

4. “Misc expense” growing with no explanation

5. Reserves being used for operating bills

6. Vendors billing outside contract scope

7. Utility costs rising without investigation

8. Deferred maintenance increasing

9. Large budget variances with vague notes

10. No simple explanation of “what changed this month?”

�� The best boards ask better questions. If you’re on a community association board, don’t be afraid to ask informed questions and demand clear answers from your accounting team and partners.

60-Second Board Tip ⏱️

Cash vs Accrual

This one causes so much confusion.

✅ Cash Basis: Income/expenses recorded when money moves

✅ Accrual Method: Income/expenses recorded when earned/incurred

Why it Matters: You can look “fine” on cash while quietly heading toward trouble that’s clearly visible on accrual statements.

Myth vs. Reality

Surplus Means We Should Reduce Assessments

❌ Board Myth

“We had a surplus — we should reduce assessments.”

✅ The Reality

Surplus often means one of these:

• Projects didn’t happen yet

• Reserves are underfunded

• Collections timing shifted

• Expenses were delayed

�� Better approach: Treat surplus like a signal to review planning, not celebrate.

February Online Board Education Events

Registration is required for all courses.

New Condominium Board Member Four Hour Certification

DBPR Required Four Hour Certification Course for new Condominium Association Board Members Subject to Florida Statute 718

Feb 11, 2026 1:00-5:00 PM

https://us02web.zoom.us/webinar/register/WN_F1EhclkqQYWTe-MP8JcbdA

New Homeowners' Board Member Four Hour Certification

DBPR Required Four Hour Certification Course for new Homeowners' Association Board Members Subject to Florida Statute 720.

Feb 17, 2026 1:00-5:00 PM

https://us02web.zoom.us/webinar/register/WN_r-jbNbucTsKRL7mS4npR6Q

2025 Legislative Update - Condominium Board Member One Hour CEU

An overview of 2025 Florida House Bill 913 (HB 913). This discussion qualifies as a Condominium Board Member One Hour CEU.

Feb 18, 2026 4:00-5:00 PM

https://us02web.zoom.us/webinar/register/WN_yTG61oJATjC_2ch4FrgxmA

NEW ONLINE COURSE!

Board Financial Literacy: What Your Financials Are Really Saying

Helps board members confidently understand the Income Statement, Balance Sheet, and the impact of accrual accounting. Learn how to interpret trends, recognize red flags, and understand how reserve-funded capital projects should be tracked for transparency and stronger financial oversight.

Feb 25, 2026 3:00-5:00 PM

https://us02web.zoom.us/webinar/register/WN__d9Q_n1lTS6Ygyxs3mVR-w

10 Condo Financial Terms Every Director Must Understand

Condo boards oversee big money and bigger risk. Here are 10 financial terms every director should be able to explain:

1. Operating fund vs reserves

2. Restricted reserves

3. Deferred maintenance

4. Special assessment triggers

5. Funding schedule vs project timeline

6. Loan vs assessment financing

7. Cash vs accrual

8. Delinquency % and its impact

9. Budget variance (and “why” matters)

10. Fully funded baseline (reserve adequacy)

�� You can’t lead what you don’t understand. To fulfill your fiduciary responsibilities, take courses that teach community association board finances.

Myth vs. Reality

Looks Healthy… But Is It?

❌ Board Myth

“If we have money in the bank, the association is financially healthy.”

✅ The Reality

Bank balances only tell you how much cash you have today — they don’t tell you what that money is for.

An association can have a large bank balance and still be financially strained if:

• Most of the funds are restricted for reserves

• Upcoming large expenses haven’t been planned for

• Operating costs are consistently higher than assessments

• Delinquency rates are rising

HB 657 “HOA Killer Bill” — What Florida HOA Boards Need to Know

Fri, 23 Jan 2026 19:02:00 GMT

Florida House Bill 657 ( HB 657 ) has quickly become one of the most discussed HOA reform proposals in years — so much so that it has been widely nicknamed the “HOA Killer Bill.” While that term is not part of the bill’s official title, it reflects the seriousness of what HB 657 proposes: a structured legal pathway that would allow homeowners to pursue the termination (dissolution) of their HOA , along with a major change to how HOA disputes could be handled in Florida.

Below is a plain-English overview of what HB 657 proposes, why it matters, and what HOA boards should do now.

What is HB 657?

HB 657 is a proposed Florida bill titled “Community Associations” that would make significant changes to HOA operations and dispute resolution under Chapter 720, Florida Statutes. The bill addresses multiple HOA governance issues — including dispute procedures, court handling, and board responsibilities — but it has drawn its strongest reactions for one major reason: it outlines an HOA termination process with court involvement.

Why it is being called the “HOA Killer Bill”

The nickname “HOA Killer Bill” is not an official label. It comes from commentary surrounding the bill because HB 657 proposes a process that could make it easier for homeowners to initiate and pursue HOA termination.

Unlike prior HOA legislation that focused on elections, records, meetings, or fining procedures, HB 657 goes further by describing how an HOA could legally cease to exist and how the winding-down process would work.

A New Statutory Termination Path for HOAs

HB 657 proposes a step-by-step legal framework that would allow homeowners to pursue termination of their HOA through a petition and voting process, with court review. Under the proposed structure, the process could include appointment of a termination trustee and the handling of HOA assets, liabilities, and the winding down of operations.

This is the central reason for the bill’s reputation. Many communities have common property responsibilities — roads, drainage, stormwater infrastructure, entrances, gates, walls, recreational amenities, and lighting systems. Dissolving an HOA in such communities raises immediate and practical questions: who owns the property, who maintains it, and who pays for it going forward?

A “Community Association Court Program”

HB 657 also proposes authorization for judicial circuits to establish a Community Association Court Program, which is essentially a specialized court track or program designed to manage association disputes more efficiently.

If this structure is implemented, it could significantly impact how HOA-related disputes are resolved by shifting cases more directly toward court oversight and standardized handling.

Changes to Current Dispute Processes

HB 657 also proposes changes to dispute procedures that may reduce the use of certain required pre-suit steps (commonly referenced as pre-suit mediation requirements). The result could be that HOA disputes move faster into formal legal proceedings.

For HOA boards, the practical takeaway is simple: if HB 657 passes, disputes may become faster, more formal, and potentially more expensive unless governance practices are proactive and disciplined.

Where HB 657 Stands & What You Should Do

As of this update (1/23/26):

HB 657 was filed on December 4, 2025
It moved through committee referral
It was heard in the House Housing, Agriculture & Tourism Subcommittee and a Committee Substitute (CS) was reported and filed on January 22, 2026
The bill lists an effective date of July 1, 2026, if passed

This means the bill is still a proposal — but it is active, gaining attention, and being taken seriously across the HOA industry.

Why HOA Boards Should Take This Seriously — Even if the Bill Changes or Fails”

The Even if HB 657 is amended heavily during session or fails entirely, it signals something important: HOA governance remains a high-interest issue in Florida. Owner complaints, legislative attention, and pressure on boards to improve transparency and fairness are not going away.

When a bill like this gains traction, it usually indicates continued momentum toward broader HOA reform — even if the final outcome is different than the initial proposal.

What HOA boards should do now (regardless of outcome)

Here are practical steps that reduce risk today — whether HB 657 becomes law or not:

Audit enforcement consistency. Selective enforcement claims often begin with “you let it slide last time.” Consistency is one of the strongest protections an HOA board has.
Professionalize written communication. Letters and emails should always be written as if they will be reviewed by an attorney or judge — because they might be.
Ensure minutes clearly reflect motions and votes. Minutes should document board decisions, not debates.
Strengthen records discipline. Many disputes begin with records delays, incomplete responses, or unclear processes.
Make financial reporting easier to understand. Owners do not need accounting complexity — they need clarity: what changed, why it changed, and what the board is doing about it.
Review collections policies and procedures. Fair, consistent collections reduce cost shifting and protect community finances.
Tighten vendor and contract controls. Clear scope, clear performance expectations, and insurance verification should not be optional.
Communicate earlier, not later. Silence creates rumors. Early communication reduces escalations.
Plan reserve projects transparently. Deferred maintenance combined with vague reserve planning is one of the fastest ways to lose owner trust.
Treat governance like a system. High-performing boards operate through predictable processes — not improvisation.

Bottom Line on This HOA Bill

HB 657 has earned its “HOA Killer Bill” nickname because it proposes a formal process that could allow homeowners to pursue termination of their HOA, while also shifting dispute handling toward court-centered resolution.

Regardless of whether the bill becomes law, the message for HOA boards is clear: trust, transparency, and consistent governance are now essential risk controls — not optional “best practices.”

New Website & Transparency Requirements for Florida Condo Associations Effective January, 1 2026

Tue, 06 Jan 2026 00:34:00 GMT

Florida is dramatically expanding digital transparency for condominium associations — and compliance is not optional. Starting January 1, 2026, under Florida Statute 718.111, as amended, condominium associations with 25 or more units (excluding timeshare units) must establish and maintain an official association website or secure portal that provides unit owners online access to key association records and documents. This is a significant expansion from previous law, which only applied to condos with 150 or more units.

What the Law Says About Transparency

Florida law specifies a broad list of records that must be made available on the association’s secure website or app. Key categories include:

• Recorded Declaration of Condominium and all amendments

• Articles of Incorporation and amendments

• Bylaws and amendments

• Rules and regulations of the association

• Notices and agendas for upcoming unit owner and board meetings must be posted in accordance with statutory advance timing requirements.

• Any documents to be considered at meetings (at least 7 days before)

• Approved minutes of all board meetings over the preceding 12 months

• Video recordings or links to recordings of meetings conducted via electronic means for the past year

• The annual budget and any proposed budget

• Financial reports and monthly statements to be considered at meetings

• A list of all executory contracts or documents to which the association is a party

• Summaries of bids received in the past year for materials, equipment, or services

• Inspector-prepared structural integrity and life safety inspection reports

• The most recent structural integrity reserve study (SIRS), if applicable

• Copies of all building permits issued for ongoing or planned construction

• Affidavits required under Chapter 718

How Your Website Helps with Compliance

The law requires that websites or portals include a protected electronic location that is accessible only to unit owners and authorized association employees. The association must provide owners with username and password access to required records online.

Once a document or notice is received or created, it must generally be posted online within 30 days. Meeting notices, agendas, and related materials have additional pre-meeting timing requirements.

Practical board actions to comply and avoid owner complaints, litigation, or statutory violations, condo boards should:

✔ Inventory required documents and notices

✔ Ensure current records are uploaded to the website

✔ Establish internal processes for posting new notices and records promptly

✔ Coordinate with counsel and management to confirm restriction or redaction of protected data

Bottom Line - Digital transparency isn’t just good governance — it’s now state law for most Florida condo associations. Boards should treat website compliance as a top priority initiative, not a technical afterthought.

Starting the Year Informed, Prepared and Confident

Mon, 05 Jan 2026 21:55:26 GMT

Community Compass - Jan 2026

Dear Board Member,

A new year brings an opportunity to reset, refocus, and plan ahead. We appreciate the dedication you bring to serving your community, and we’re grateful for the partnership we share. Education and compliance remain a key focus, and January is an ideal time to review board certification requirements and prepare for the year ahead.

As we begin a new year, it’s the perfect time for board members to refresh their knowledge, stay compliant, and start 2026 with confidence. Condominium Associates is proud to offer board education opportunities designed to meet statutory requirements while supporting strong, informed leadership.

Happy New Year!

— Diane Goetz, SVP of Property Management

HOA Board Requirements (Chapter 720)

Within the First 90 Days:

Newly elected or appointed directors must complete a department-approved education course within 90 days of taking office.
This course must be repeated for newly elected or appointed directors
Certification is required at least once every four (4) years

Annual Continuing Education:

Education requirements depend on the size of your association:
Associations with fewer than 2,500 parcels
Directors must complete at least 4 hours of continuing education annually
Associations with 2,500 parcels or more
Directors must complete at least 8 hours of continuing education annually

60-Second Board Tip ⏱️

Cash vs Accrual

This one causes so much confusion.

✅ Cash Basis: Income/expenses recorded when money moves

✅ Accrual Method: Income/expenses recorded when earned/incurred

Why it Matters: You can look “fine” on cash while quietly heading toward trouble that’s clearly visible on accrual statements.

Fast Facts

Annual Continuing Education

Beginning one year after initial certification,

each director must complete:

✅ At least 1 hour of continuing education annually

✅ Training should focus on recent changes to legislation and related administrative rules

January Online Board Education Events

Registration is required for all courses.

Four Hour Board Certifications

Our DBPR approved 4-hour Board Certification classes are available via live on-line presentations for either Condominium or HOA board members. Certification is required of every board member within 90 days of appointment of election. Two separate courses designed exclusively for either

Condominium Association Board. Members OR Homeowners’ Association Board Members allow for focused statutory discussions and avoids confusion over applicable requirements.

CONDO CERTIFICATION - JAN 14, 2026 1:00PM ET

https://us02web.zoom.us/webinar/register/WN_kvJyZiEQQJOt23C1u1ZP9A#/registration

HOA CERTIFICATION - JAN 20, 2026 1:00PM ET

https://us02web.zoom.us/webinar/register/WN_cjUsiGPURD2kBjW-lV8vUg#/registration

———————————————————————————————————————

One-hour condo board CEU

2025 Legislative Update - Condominium Board Member One Hour CEU - An overview of 2025 Florida House Bill 913 (HB 913). This discussion qualifies as the approved Condominium Board Member One Hour CEU required annually.

CEU - JAN 28, 2026 1:00PM

https://us02web.zoom.us/webinar/register/WN_crQoF_YhT5mc6FRu0xp54g#/registration

Condominium Board Requirements (Chapter 718)

Within the First 90 Days: 

Condominium directors must complete one of the following certifications, either written or educational:

WRITTEN CERTIFICATION

A director must certify in writing to the Association Secretary that you have:
Have read the declaration of condominium, articles of incorporation, bylaws, and current written policies
Will work to uphold these governing documents
Will faithfully discharge their fiduciary responsibility to the association’s member

EDUCATIONAL CERTIFICATION

A director must complete a department-approved four (4) hour education course and submit the certificate to the Association Secretary.

Meet Doug Jenkins

These courses were developed by Doug Jenkins, Director of Learning and Development for Ardoor, approved DBPR LCAM CEU provider, and approved DBPR/CTMH Board Member Certification and CEU provider. Mr. Jenkins has held Florida LCAM and Real Estate licenses for nearly 15 years and has been overseeing community management, operations and accounting since 1987.

What Florida HOA and Condo Boards Need to Know About New Laws in 2025

Thu, 18 Dec 2025 22:08:35 GMT

What Florida HOA and Condo Boards Need to Know About New Laws in 2025

If you live in, manage, or serve on the board of a homeowners’ association (HOA) or condominium association in Florida, you’ve probably heard about the big changes coming in 2025. New laws focused on safety, financial preparedness, and transparency are being rolled out, and they’re a direct response to lessons learned in recent years, particularly after the Surfside condo collapse.

These changes are critical for the safety of residents and the financial stability of associations, but they also mean new responsibilities for boards and property managers. So, what exactly is happening? Let’s break it down in plain English, backed by trusted sources to help you prepare.

Milestone Structural Inspections: Safety First

The most impactful change for Florida’s condominium associations revolves around mandatory milestone structural inspections. If your building is three stories or taller, here’s what you need to know:

Starting January 1, 2025, milestone inspections are required for buildings that are:

25 years or older if located within three miles of the coastline.
30 years or older for buildings further inland.
After the initial inspection, follow-ups will happen every 10 years.

These inspections are no small task. Licensed engineers or architects will examine key structural components—like foundations, balconies, and load-bearing walls—to ensure the building is stable and safe. Inspection reports must then be submitted to local building officials and shared with residents.

If you want a deeper understanding of what’s required, check out Florida Senate Bill 4-D, which details inspection guidelines and timelines: Florida Senate Bill 4-D Overview.

The Florida Department of Business and Professional Regulation (DBPR) is another great resource for navigating these requirements. Learn more here: Florida DBPR Condominiums Guidelines.

Florida condominium undergoing milestone structural inspection

Reserves: Say Goodbye to Waiving

Florida has long allowed associations to waive reserves to keep fees low, but starting December 31, 2024, that option goes away. Associations will now be required to conduct a reserve study every 10 years and maintain fully funded reserves based on the results.

So, what’s a reserve study? It’s a financial roadmap that helps associations plan for major repairs, like roof replacements or elevator upgrades. Without reserves, associations often rely on special assessments, which can leave homeowners scrambling to cover unexpected costs.

The new law ensures associations are saving enough to meet future needs. For a complete breakdown of how reserve studies work, check this resource from the Community Associations Institute (CAI): Reserve Study Guidelines for HOAs and Condos.

You can also find financial planning resources at the Office of Financial Regulation: Florida OFR Financial Resources.

Transparency Through Websites: Everything in One Place

One of the biggest changes for larger associations is the website requirement. By January 1, 2025, any HOA or condominium association with 100 or more units must maintain a website (or mobile app) where residents can access important documents.

What needs to be posted? Things like:

Governing documents (bylaws, rules, and declarations).
Annual budgets, financial reports, and meeting minutes.
Contact information for board members and property managers.

This law is all about improving transparency and making it easier for homeowners to stay informed. No more chasing down paperwork or wondering what’s happening behind closed doors.

For tips on building compliant association websites, the Florida DBPR offers guidance here: Florida HOA Website Compliance.

And if you’re new to managing HOA records online, this guide from HOA-USA can help: HOA Website Best Practices.

Florida HOA website displaying accessible documents for members.

Increased Accountability for Boards

Florida’s new laws also address board governance, aiming to improve accountability and fairness. Starting in 2025, board members of condominium associations will face stricter term limits: they can serve for a maximum of eight consecutive years unless two-thirds of the unit owners vote to keep them on.

The state is also cracking down on conflicts of interest. Board members must disclose any personal financial ties to vendors or contractors hired by the association. These changes are meant to build trust and ensure boards are acting in the best interests of their communities.

For detailed guidelines on board responsibilities and conflicts of interest, visit the Florida Statutes Chapter 718 (Condominium Act): Florida Condominium Act.

The Community Associations Network also offers practical advice for board members: Understanding Board Duties and Ethics.

Insurance Requirements and Safety Updates

Rising insurance premiums have been a huge issue for Florida associations, so it’s no surprise that new rules address both insurance and safety protocols. Associations are now required to maintain:

Comprehensive property insurance for common areas.

Liability coverage to protect against accidents or damages.

Additionally, all unit owners must carry their own HO-6 insurance policies to cover personal property and liability. For more details, you can check Florida’s insurance requirements through the Florida Office of Insurance Regulation: Florida Insurance Guidelines.

Another area of focus is fire safety. Multi-story buildings are now required to upgrade fire detection systems, install sprinklers where necessary, and have clear evacuation plans. The National Fire Protection Association (NFPA) offers excellent resources on fire safety compliance: NFPA Fire Safety for Condos.

Why These Laws Matter

It’s worth taking a step back to understand why Florida lawmakers are making these changes. The Champlain Towers South collapse was a stark reminder of what can happen when deferred maintenance, underfunded reserves, and poor oversight come together. These new laws are Florida’s way of ensuring nothing like that ever happens again.

If you’re feeling overwhelmed, that’s okay. These changes are significant, but they’re also necessary. For homeowners, it’s about safety and protecting your investment. For boards, it’s about stepping up to meet these new responsibilities and leading with transparency.

HOA board members reviewing mandatory reserve study reports.

What Should Associations Do Now?

The key to managing these changes is to start preparing early. Schedule your milestone inspections, budget for reserve funding, and get your website in place now—before the deadlines hit.

If you’re looking for more resources to help guide you, these are worth bookmarking:

Florida DBPR HOA and Condo Resources
HUD Condominium Resources
Community Associations Institute - Florida Chapter
Florida Bar Association on Condo Laws

By staying proactive, associations can navigate these changes successfully and create stronger, safer communities for everyone.

This conversational guide walks you through what to expect, why it matters, and where to go for more information. As we look ahead to 2025, these laws are an opportunity to make Florida’s communities safer, better managed, and more financially secure than ever. Start now, and you’ll set your association up for success.

Be proactive and click the button below to request a proposal. 2025 has a lot of unique and complicated laws but you can easily be guided through by our experts.

CLICK HERE FOR REQUEST for MORE

FAQs About Florida's 2025 HOA and Condominium Association Laws

What is a milestone inspection, and who needs one?

A milestone inspection is a required evaluation of a building's structural components conducted by a licensed architect or engineer. Any Florida condominium building that is three stories or taller and 25 to 30 years old (depending on location) must undergo its first inspection by January 1, 2025.

Why are reserve studies now mandatory, and how often must they be done?

Reserve studies are now required every 10 years to ensure associations have enough funds set aside for major repairs or replacements. Fully funded reserves prevent financial surprises and special assessments when costly maintenance issues arise.

When is the deadline for associations to comply with the new reserve funding laws?

Associations must adopt budgets that include fully funded reserves by December 31, 2024, based on a professional reserve study.

What does the new website requirement mean for associations?

Any Florida HOA or condominium association with 100 or more units must maintain a website or mobile app by January 1, 2025, where homeowners can access essential documents, such as governing rules, meeting minutes, budgets, and insurance policies.

What happens if an association doesn’t comply with these new laws?

Associations that fail to meet the new inspection, reserve funding, or transparency requirements could face fines, legal penalties, or, in severe cases, state intervention. Boards also risk liability if non-compliance results in harm to residents.

Can condominium board members still waive reserve funding?

No, the new law eliminates the ability for boards to waive or underfund reserves. Associations must follow the reserve funding recommendations outlined in the reserve study.

What are the new rules around board member term limits?

Board members of Florida condominium associations can now serve a maximum of eight consecutive years unless two-thirds of the unit owners vote to extend their term. This rule encourages fresh leadership and accountability.

Do all homeowners need to carry insurance under the new laws?

Yes, unit owners in condominiums are required to carry an HO-6 insurance policy. This covers personal property, liability, and portions of the unit not covered by the association’s master insurance policy.

What documents must be available on an association website?

The association website must include governing documents (declarations, bylaws, and rules), annual budgets, financial statements, meeting notices, meeting minutes, and insurance policies. This ensures transparency for homeowners.

How can homeowners prepare for potential fee increases?

Homeowners should start budgeting for higher association fees due to fully funded reserves, inspection costs, and safety improvements. While it may seem burdensome, these increases ensure financial stability and protect property values in the long run.

Preventing Pests Before They Nest: Proactive Fall Pest Control for Common Areas

Wed, 30 Jul 2025 14:54:00 GMT

Be Prepared
If you’re not already thinking about pest control this fall, now’s the time to get ahead of it. Don’t wait until residents start seeing rodents or wasps in the clubhouse— schedule a maintenance assessment today and keep your community protected.

Why Fall Pest Prevention Matters

Fall may feel like a welcome break from the relentless heat of summer, but for pests, it's moving season. As the temperature drops, rodents, cockroaches, ants, and other unwelcome guests start looking for warm, safe shelter—and your common areas are prime real estate.

If your association hasn’t already taken proactive steps, you’re not alone. We see it all the time: boards prioritize landscaping, amenities, or budget season prep, and pest prevention gets bumped down the list. But when the first signs of infestation appear, costs rise and resident complaints roll in. And in shared spaces—clubhouses, laundry rooms, storage units, pool decks—it doesn’t take long for a small pest issue to escalate into a much bigger one.

Common Culprits in Florida and Beyond

No matter where your community is located, fall pests tend to follow patterns. In Florida and other warm, humid climates, the transition to fall may not seem dramatic, but it's enough of a shift to change pest behavior.

Here are a few usual suspects that love to cozy up in HOAs and condominiums come autumn:

Rodents (mice, rats): Especially common around dumpsters, garages, and attic spaces.
Cockroaches : They love moisture and warmth. Common in pool houses, laundry rooms, and behind appliances.
Ants : Often move indoors looking for food and nesting spots.
Spiders and wasps : Nesting in eaves, mailboxes, utility sheds.
Silverfish and earwigs : Found in damp areas like basements, utility closets, and storage units.

Want to see what pests are common in your area? The National Pest Management Association’s PestWorld has a great interactive tool to help identify region-specific threats.

What Boards Can Do (Right Now)

Here’s the good news: fall pest control doesn’t have to be expensive or time-consuming. Small steps now can prevent larger (and more expensive) problems down the road. We always recommend a layered approach that includes:

1. Partnering with a Professional

Don’t rely on “spot treatments” or ad hoc spraying. Work with a licensed pest control vendor who understands community living and will inspect common areas regularly. Bonus points if they can educate residents and staff on prevention tips too. You can check this Florida Department of Agriculture list of certified applicators to make sure you’re choosing a properly licensed provider.

2. Sealing Entry Points

Have your maintenance team do a walkthrough and look for cracks, torn screens, warped doors, or unsealed pipe entries. Pests only need the tiniest of gaps. Even garage doors that don’t fully seal can be an open invitation.

3. Cleaning and Clearing

Keep dumpsters away from buildings if possible, and schedule regular bulk pick-ups. Make sure landscaping is trimmed back from walls and roofs—overgrown shrubs are highways for pests. The University of Florida IFAS Extension offers great tips on pest-proof landscaping.

4. Educating Residents

Remind homeowners and tenants not to leave food outside (including pet bowls), to report sightings, and to close doors behind them. Clear signage in shared areas can help reinforce the message without seeming accusatory.

5. Maintaining Amenities

Make sure pool bathrooms are cleaned often, HVAC systems aren’t leaking, and clubhouse kitchens are properly sealed and ventilated. Even storage units should be checked for water damage, mold, and dropped food items.

The Cost of Ignoring It

Let’s be honest: it’s easy to push this to next quarter. But if pest control is always reactive, your board will spend more over time—often dealing with resident frustration, surprise repairs, or even health code violations.

We’ve seen cases where:

Rodents chewed through wires in a shared laundry room, causing fire risks and outages.
Cockroaches were found nesting behind vending machines in a clubhouse.
A wasp nest near a community mailbox caused multiple resident stings.
An ant infestation damaged landscaping lighting wiring.

All preventable—and all avoidable with a little pre-planning.

Budget-Friendly Pest Control Planning

As you finalize your next annual budget, don’t forget to include line items for:

Preventive pest control contracts
Emergency or one-off treatment reserves
Seasonal maintenance walk-throughs
Pest-related landscaping upkeep (e.g., tree trimming)

The CDC also recommends long-term planning and documentation for pest-related health risks, especially in shared housing communities.

Want help putting together a fall pest plan for your association? Let’s schedule a consultation with a certified pest management vendor in your area.

Fall Pest Prevention by Property Type

No two communities are exactly alike—and that means your pest control strategy shouldn’t be either. What works for a high-rise condo in Tampa might not cut it for a large HOA with sprawling green space in Sarasota. The layout, location, and amenities of your property all play a role in what kinds of pests you’re likely to face, and how to keep them out.

Here’s a snapshot of common property types and the pest prevention steps that work best for each:

Condos with indoor amenities:
Think clubhouses, fitness centers, and laundry rooms. These spaces are magnets for roaches, rodents, and silverfish. Make sure doors seal properly, HVAC closets are serviced regularly, and any plumbing leaks are addressed fast.
Coastal communities:
Florida’s humidity is great for vacations—and unfortunately, also for ants, rodents, and moisture-loving insects. Crawl spaces should be pest-proofed, and HVAC systems protected against nesting critters or water intrusion.
HOAs with lakes, ponds, or large greenbelts:
Standing water invites mosquitoes, and overgrown landscaping can harbor rodents. Keep foliage trimmed, maintain drainage systems, and consider larvicide treatments to reduce breeding grounds.
Communities with outdoor trash areas or dumpsters:
These can be hotspots for rats, raccoons, and flies. Install tight-fitting bin lids or locks, and if possible, relocate dumpsters away from building entrances and gathering spaces.

Keep It Consistent

We can’t stress this enough: consistency is key. Pest management is not a one-and-done solution. It’s a cycle of inspection, prevention, education, and documentation. And it pays off.

Ask your pest control partner for seasonal reports or logs showing what’s been treated and when. Use this data to make smart decisions next year. If you switch vendors, you’ll have a clear paper trail of what’s been done.

For communities that are self-managed, consider checking out templates and resources like MyFloridaLicense.com to help stay compliant with state rules about chemical treatments and vendor usage.

Call to Action (Final):
Not sure where to start? Whether you're reviewing your contract, creating a fall maintenance checklist, or need help coordinating services, we’re here to help . Let’s build a pest prevention strategy that works for your community.

Request For Proposal

FAQs

1. What’s the most common pest in fall?
Rodents tend to be the most problematic as they look for warm shelter.

2. Do I need a pest control plan if we’re not near water or woods?
Yes. Pests invade for warmth, food, and moisture—not just proximity to nature.

3. Should pest control be done monthly?
In most communities, quarterly preventive treatment is sufficient unless there’s an infestation.

4. Who pays for pest control in common areas—owners or the association?
The association typically handles pest control in shared spaces. Unit-level pest issues may vary by governing documents.

5. Can we use in-house staff instead of hiring a pest control company?
Not unless they’re licensed. Most states require certification to apply chemical treatments.

6. Are there eco-friendly pest control options?
Yes! Many vendors offer Integrated Pest Management (IPM) services that reduce chemical use. Learn more here.

7. What pests are dangerous to residents?
Rats (disease risk), wasps (stings/allergies), and roaches (asthma triggers) are all health hazards.

8. How do we respond to a resident complaint about pests?
Investigate immediately, document the issue, notify your pest vendor, and communicate follow-up steps.

9. Can weather changes really increase pest activity?
Absolutely. Cooler weather drives pests indoors seeking warmth and food.

10. What if our board can’t agree on spending money on this?
Remind them that reactive costs (repairs, emergency treatments, legal risk) are almost always higher than preventive contracts.

Florida’s HB 913: What Every Condo Board Needs to Know

Wed, 16 Jul 2025 19:48:00 GMT

Why HB 913 Matters for Your Community

If you’ve been on a condominium board in Florida over the last few years, you know how intense compliance has been since the Surfside collapse in 2021. Laws rolled out quickly, reserve requirements became strict, and deadlines left boards scrambling to find money for safety mandates. Many owners were blindsided by huge assessments, and some communities even faced foreclosure threats. That’s where Florida’s new House Bill 913 comes in—it’s a reset button designed to keep buildings safe while giving boards and owners much-needed breathing room.

Governor Ron DeSantis signed HB 913 into law on June 23, 2025, and it officially goes into effect July 1, 2025. You can see the full text of the bill on the Florida Senate site . Let’s break down what’s changing, what stays the same, and what your board should be doing now to prepare.

Big Changes to Reserve Requirements

One of the biggest stress points for boards in recent years has been funding reserves for major structural repairs. Under HB 913, there’s now flexibility. Associations have until December 31, 2025 , to complete their required Structural Integrity Reserve Study (SIRS). Even better, if your milestone inspection recommends urgent repairs, the board can vote—with owner approval—to pause reserve contributions for up to two consecutive annual budgets. That option never existed before, and it could mean the difference between manageable repairs and overwhelming financial strain for owners.

For more details on what’s required for a SIRS, visit the official DBPR guidelines for condo associations.

Raising the Repair Threshold

Another major shift is the cost threshold for what qualifies as a reserve item. Previously, any item over $10,000 had to be included in your reserve planning. HB 913 bumps that up to $25,000 , with annual adjustments for inflation. For boards, this means fewer minor repairs will trigger reserve requirements, letting you focus on major structural needs instead of smaller projects that don’t impact safety.

New Transparency Requirements

Transparency just got a whole lot more important. Starting October 1, 2025 , all condo associations must register online with Florida’s Division of Condominiums. The registration includes details like your board contact info, building age, inspection dates, and reserve funding status. Associations have to keep this information updated within 30 days of any changes. This database will be available to residents and state regulators alike, creating more accountability across the board. To start planning, visit the Florida DBPR website.

Virtual Meetings and Electronic Voting Are Here to Stay

Another big update is the official approval of electronic voting and remote meeting participation. If 25% of your owners request it, your board must enable e-voting within 21 days. Virtual attendance now counts toward quorum requirements, provided participants can hear and be heard throughout the meeting. For boards managing seasonal residents or snowbirds, this is a huge improvement for engagement. The Florida Senate’s bill summary page explains these details clearly.

Extended Buyer Review Periods

If you’ve ever sold a condo unit in Florida, you know how quickly deals can move. HB 913 extends the time buyers have to review your association’s financials and budgets from three days to seven days. This gives buyers more confidence in their purchase and protects your board by ensuring financial transparency during sales. This update is especially important for communities still tackling big repairs or special assessments. For more on real estate disclosure requirements, check out Florida Housing.

Emergency Evacuation Powers

Hurricanes are a fact of life in Florida, and boards have often faced tough calls during emergencies. Under HB 913, boards now have clear authority to order evacuations in declared emergencies. If a resident refuses to leave after an official order, the association isn’t liable for what happens next. This gives boards legal backing to prioritize safety without fear of lawsuits. The Governor’s official announcement is available on flgov.com .

Stricter Rules for Management Accountability

The bill also strengthens accountability for professional managers. If a community association manager’s license is revoked by the state, that person is prohibited from working in or owning a management company for 10 years. This is a big win for ethical governance and helps boards ensure they’re working with trusted professionals. You can verify CAM licenses through the DBPR license portal.

Updated Insurance Valuation Standards

Another big change involves insurance requirements. Associations now need to calculate replacement costs and windstorm exposure based on a 250-year event using independently prepared appraisals updated every three years. It may increase premiums for some coastal communities, but it ensures accurate coverage and reduces the risk of being underinsured. Learn more about insurance regulation updates from the Florida Office of Insurance Regulation.

New Funding Options for Repairs

HB 913 also gives boards more flexibility in how they finance structural repairs. Associations can now use loans or lines of credit to fund required projects, as long as their governing documents allow it. This is a huge relief for communities that don’t have deep reserves but need to complete critical work fast. For financial planning tools, you can review resources provided by Florida Housing.

How Condominium Associates Can Help You Stay Ahead

Change can feel overwhelming, but you don’t have to navigate HB 913 alone. At Condominium Associates, we’re already helping boards adjust their budgets, prepare their reserve studies, and implement electronic voting systems. We’ll also make sure your team understands the new compliance requirements and deadlines so you’re never caught off guard.

Call to Action:
Need an expert partner to help your board manage HB 913 changes? Contact Condominium Associates today for a free consultation.

Request For Proposal

Frequently Asked Questions About HB 913

What is HB 913 and when does it start?
It’s Florida’s new condo reform law, signed in June 2025 and effective July 1, 2025.

Do we still have to complete a Structural Integrity Reserve Study?
Yes, for any building three stories or taller. The deadline is December 31, 2025.

Can boards pause reserve contributions?
Yes, if the owners approve and repairs are identified in a milestone inspection, contributions can pause for up to two years.

Are virtual meetings allowed now?
Yes, and participants count toward quorum if they can hear and be heard.

What do we need to file with the state?
Board contact info, inspection dates, building age, and reserve status must be submitted online by October 1, 2025.

How much time do buyers get to review condo documents now?
Seven days, instead of three, for resale transactions.

What happens if a manager loses their license?
They can’t work in or own a management firm for 10 years.

What’s the new threshold for reserve planning?
Repairs over $25,000 now qualify, up from $10,000.

Can associations borrow money for reserves?
Yes, loans and credit lines are now allowed if your documents permit it.

Where can I read the bill?
You can review the official text on the Florida Senate site .

Final Call to Action:
Don’t wait until the deadline hits—let’s make sure your association is ready for these new rules. Contact Condominium Associates today to schedule your HB 913 compliance review.

Beyond BBQs: Unique 4th of July Traditions You Never Knew HOAs and Condo Communities Could Have

Wed, 02 Jul 2025 20:10:00 GMT

Every year, I hear the same thing from board members across our communities in Sarasota, Manatee, Hillsborough, and Pinellas counties: “We want to do something different this 4th of July, but we’re not sure where to start.”

I get it. Fireworks and poolside hot dogs are classics. But what if this year, your community celebrated independence in a way that’s less expected—and a lot more memorable?

At Condominium Associates, we work with hundreds of Florida HOAs and condominium communities. And over the years, I’ve seen some truly unique (and barely talked about) ways residents gather for the Fourth. These ideas don’t require a huge budget, and they definitely don’t need to follow tradition.

Want help organizing your next HOA or condo event? Click here to request a proposal and let’s bring your community’s vision to life.

A Fireworks Show That Never Goes “Boom”

One community near downtown St. Petersburg skipped traditional fireworks altogether and created a sidewalk chalk art show instead. Residents of all ages drew patriotic designs on walkways, sidewalks, and even driveways, using red, white, and blue chalk provided by the social committee.

By sundown, the entire community looked like a living art gallery. Families strolled the walkways with cold drinks in hand, voting for their favorite artwork and snapping selfies for their HOA newsletter. It was fun, colorful, and peaceful—which is exactly what they wanted for a dog-friendly, noise-sensitive condo community.

Pinellas County Public Works offers guidance on temporary closures if your board wants to block off a shared sidewalk or interior drive lane for this kind of event.

Founding Foodie Festival: Celebrate with State-Themed Dishes

Over in Sarasota, one HOA threw a Fourth of July block party where each household brought a dish from a different U.S. state. There were Maine lobster rolls, Georgia peach cobbler, Texas chili, and of course, Florida’s beloved conch fritters.

The community picnic area, decorated in stars and stripes, became the perfect backdrop for food, storytelling, and laughter. A local professor from Ringling College even gave a short talk about Florida’s early role in U.S. history.

It wasn’t just fun—it was educational and surprisingly touching. The event closed with a group photo and a communal rendition of “America the Beautiful.”

DIY Boat Parade on the Canals

If your community is near a body of water—say, in Apollo Beach, Palmetto, or anywhere along the Gulf coast—you’re sitting on a prime opportunity for a boat parade.

Residents in one Manatee County HOA decorated their boats with flags, bunting, and LED lights, then cruised by community docks in formation. Onlookers cheered from balconies and dock chairs. There were even prizes handed out for “Most Patriotic Pet on Board” and “Best Boat Theme.”

It was festive, safe, and far less stressful than hosting a fireworks show—and no fireworks insurance necessary.

For permits or safety guidelines, check with your city of Palmetto or Hillsborough County government .

Looking to skip the noise and legal red tape this year? Contact our team for HOA-friendly celebration ideas that fit your governing docs and insurance requirements.

Rooftop Stargazing Beats Fireworks for Many

At a Tampa Bay high-rise managed by Condominium Associates, the board opted for a peaceful rooftop event instead of fireworks. They invited a guest speaker from MOSI to guide residents through a stargazing experience as patriotic music played softly in the background.

Instead of explosions in the sky, there were constellations, glowing wristbands, and a sense of quiet community connection. It was especially well-received by older residents and families with babies or pets.

Liberty Market: Bringing Local Vendors to Your Common Area

Another creative twist we’ve seen is the “Liberty Market”—a pop-up mini fair hosted right in a condo’s shared lawn or clubhouse parking area. One Bradenton-based HOA invited local vendors from Bradenton Public Market to sell handmade items, art, and baked goods.

Residents loved the chance to shop local, sip lemonade, and enjoy live music without having to leave the property. And because the HOA handled vendor coordination ahead of time, the event ran smoothly and brought in great community engagement.

Don’t Forget: Fireworks Rules Still Apply in Florida

Even though Florida law (Fla. Stat. § 791.08) allows for personal fireworks on the Fourth of July, HOAs and condo boards can still prohibit them if their governing documents or community rules say so.

If your board hasn’t clarified the policy this year, now’s the time. Reach out to your association attorney or consult the county websites for enforcement and noise policies:

Hillsborough County Fire Marshal
Pinellas County Sheriff’s Office
Sarasota County Neighborhood Services
Manatee County Code Enforcement

Request a Proposal Here To See How We Can Help

Frequently Asked Questions

Can our HOA use community funds for a holiday event?
Yes, as long as it’s budgeted properly in your operating funds or approved social budget. Reserve funds cannot be used.

Can our board restrict fireworks even if the state allows them?
Absolutely. Community rules often supersede state law when it comes to property usage and safety.

Is a permit required for a sidewalk event?
On private property, typically no. But if it involves public sidewalks or streets, check with your city’s public works department.

How do we handle alcohol liability?
Make sure your community insurance covers events with alcohol, or consider making it BYOB with a signed waiver.

What’s a quiet alternative to fireworks for seniors or pets?
Stargazing, acoustic music events, or chalk art festivals are great, inclusive options.

Are guests allowed at these events?
It depends on your guest policy. Some communities require wristbands or RSVPs for non-residents.

Can we do a fundraiser during our July 4th event?
Yes, just make sure it aligns with your bylaws and has board approval.

How do we make events pet-friendly?
Include shaded water stations, a designated pet relief area, and avoid loud noises.

Where can we rent tents, tables, or sound systems locally?
Try US Tent Rental in Sarasota or A Chair Affair for full-service rentals.

What if it rains on the day of our event?
Always have a backup plan—either a reschedule date or an indoor version in your clubhouse or community room.

What If Your HOA Board Had Superpowers? A Comic Look at Board Member Roles

Wed, 18 Jun 2025 19:52:00 GMT

It’s a bird…it’s an HOA President!

If you've ever served on an HOA or condominium board—or just watched one in action—you know it can feel like managing a tiny universe. Personalities, policies, budgets, landscaping drama… it's like The Avengers meets Robert’s Rules of Order. So one day, as I was sifting through agenda items and budget spreadsheets, I had this wild thought: what if each board role had a superpower? Not metaphorically—like actual, comic-book-level powers. You know, the kind that could cut through the chaos and keep the community in harmony (or at least on budget).

Looking for a management company that helps your board feel like superheroes? Request a Proposal from Condominium Associates today and let us show you what support really looks like.

Let me take you inside this superhero fantasy that’s been playing out in my head during many a long board meeting. Maybe you’ll see a little of yourself in one of these caped crusaders.

Ready to take on the “Rogues Gallery” of HOA Problems

Let’s start with the obvious: the President. This role is usually the board’s fearless leader, the face of the association, and often the one fielding the wildest emails from residents. If I could assign this position a superpower, it would have to be Telepathy. Imagine being able to read everyone’s mind in a meeting—what they really mean when they say, “I have a quick question.” The Super-President could anticipate arguments before they happen and diffuse tension before it hits the minutes. Bonus? They’d never be blindsided by a rogue landscaping request again. Learn more about the authority and limits of HOA board presidents.

Next, we have the Vice President, the unsung hero of many boards. This role steps in when the president’s away and often juggles special projects or fills in wherever needed. Their superpower? Shapeshifting. One minute they're wrangling the pool committee, the next they’re reviewing bylaws. They’d be the community’s Swiss Army knife. Read how to build a great HOA board.

Now picture the Treasurer. If you’ve ever worked alongside a good one, you know how much they carry. Budgets, reserves, invoices, audits—they hold the keys to the fiscal kingdom. Their superpower would be X-Ray Vision, but not for walls. This Treasurer could see through every financial statement, spotting the tiniest irregularity like a hawk. Understand the treasurer's responsibilities.

The Secretary—ah yes, the keeper of records and guardian of minutes. Their superpower needs to be Time Travel. They’d be able to revisit the exact wording of last month’s vote, fast-forward to next year’s annual meeting prep, and even rewind to catch the one person who swore they RSVP’d but didn’t. .

Then there’s the Directors-at-Large. Their superpower would definitely be Super Speed. They’re running from one issue to another, helping with ARC reviews one minute and jumping into insurance renewal discussions the next. Learn how to prepare for an HOA volunteer role .

Even Superheroes have moments of reflection

Sometimes, thinking of the board this way actually helps me appreciate just how much everyone does behind the scenes.

In fact, this whole mental exercise made me want to approach my next board meeting with a little more humor and a lot more gratitude.

Of course, no superhero team is complete without its sidekicks—community managers, accountants, and vendors.

If your HOA had a comic book, what kind of origin story would it have?

Try reframing your next meeting through this superhero lens. You might just realize your board has powers you never noticed. Visit CAI's board education section for more.

Need help finding your inner Treasurer or Secretary superhero? Our team at Condominium Associates can step in with the backup your board deserves. Reach out and let’s get you the reinforcements you need.

Whether you’re ready to save the day—or just the budget—request a proposal now and let us join your board’s superhero team.

Superhero Request For Proposal

FAQ’s

1. What are the main roles on an HOA board?
Most boards consist of a President, Vice President, Treasurer, Secretary, and one or more Directors-at-Large. Each has unique responsibilities, such as financial oversight, record-keeping, and enforcing rules.

2. Do HOA board members get paid?
Typically, no. HOA board members are volunteers who donate their time to help maintain the community and uphold its governing documents.

3. Can one person hold more than one board position?
In some associations, yes—but it's not always advisable. Holding multiple roles can create conflicts of interest and overwhelm volunteers. Here’s why it might not be a good idea .

4. How can I join my HOA board?
You usually need to be a homeowner in good standing. Elections are held annually or as needed, and nomination procedures are outlined in your association’s bylaws.

5. What is a fiduciary duty in the context of HOA boards?
Board members are legally obligated to act in the best interest of the community. This includes being transparent, avoiding conflicts of interest, and making informed decisions. Learn more about fiduciary duty .

6. What happens if the board isn’t doing its job?
Homeowners can voice concerns at meetings, call for a special meeting, or even petition for a board recall. It’s important to first review your association’s governing documents.

7. Are HOA board meetings open to all residents?
In Florida, most board meetings must be open to members, with proper notice. Exceptions include meetings related to litigation or personnel issues.

8. How does a management company support the board?
Management companies assist with day-to-day operations like budgeting, maintenance coordination, vendor relations, and compliance. Here’s how boards and managers work together .

9. Can board members be held personally liable?
They generally have limited liability if they act in good faith, but failing to fulfill duties can expose them to legal risk. Many associations carry Directors & Officers (D&O) insurance for this reason.

10. What’s the best way to thank your board members?
A little appreciation goes a long way! Consider a thank-you note, a shout-out in the newsletter, or even an appreciation event to recognize their time and effort.

Would you like me to format these FAQs into HTML as well?

When Good Intentions Go Too Far: How Over-Restricting Architectural Changes Can Put Your Association at Risk

Thu, 29 May 2025 15:46:00 GMT

Rules CAN Go Too Far

Architectural guidelines are one of the trickiest responsibilities that come with running a condominium or HOA community. They’re intended to maintain consistency, boost curb appeal, and protect property values. But sometimes, when those rules go too far or aren’t updated, they can become a serious legal liability.

At Condominium Associates, we frequently help boards untangle the unintended consequences of well-meaning but overreaching restrictions. In today’s climate, where fair housing compliance, environmental rights, and owner protections are under increased scrutiny, associations must tread carefully. If you’re not sure where your community stands, we invite you to request a proposal and we’ll help walk you through an architectural audit.

Let’s talk about what happens when rules, intended to maintain harmony, end up causing conflict.

Architectural controls usually regulate changes homeowners can make to their properties—like paint colors, fences, satellite dishes, landscaping, or structural modifications. These guidelines often start with the developer and evolve over time, especially as residents and boards come and go. However, problems arise when those rules are written too vaguely, applied inconsistently, or directly conflict with state and federal laws. One of the biggest trouble spots is failing to recognize what’s actually protected by law.

About Those Laws

For instance, Florida Statute 720.3035 outlines the rights of owners and the limits of architectural review committees (ARCs). It’s designed to prevent boards from overstepping their authority, but many associations never revisit these guidelines after they’re written. Similarly, the Florida Solar Rights Act makes it illegal to ban solar panels on individual homes, though many older HOAs still have outdated restrictions on energy-efficient upgrades. And that’s just state law.

At the federal level, the Fair Housing Act prohibits discrimination against homeowners and tenants based on race, religion, national origin, disability, sex, familial status, or color. That includes denying requests for reasonable accommodations, like allowing ramps or wider doorways for someone with a disability. Many boards don’t even realize that a blanket “no structural changes” rule could be considered discriminatory if applied without exception. It’s also essential to understand the reach of the Americans with Disabilities Act (ADA) , which, while not directly governing private residential units, influences expectations for accessibility in common areas.

There are numerous cases—well-documented by HUD—where associations were forced to pay large settlements because they denied legally protected modifications. Take, for example, a South Florida case where a condominium association refused to approve a small ramp for a disabled resident. The board claimed it interfered with the community's architectural theme. The court disagreed, citing the Fair Housing Act, and the association was held financially liable.

On top of that, many boards don’t realize that vague or inconsistently applied rules can render all enforcement actions null. Selective enforcement is one of the fastest ways to lose credibility—and legal standing—in your community. If one homeowner is approved for a porch light replacement but another is denied, that inconsistency could be enough to void your entire rule, especially if your governing documents don’t clearly authorize the decision.

The Delicate Balance of Following The Rules

Associations can also run into problems if they enforce rules not properly included in their governing documents. According to Florida Bar consumer tips, associations must ensure that any rule or architectural guideline aligns with the community's Declaration, Articles, and Bylaws. If they don’t, those rules might be unenforceable from the start.

So what’s the path forward? It starts with education and expert help. At Condominium Associates, we strongly recommend a full policy review every few years, especially as Florida laws evolve. The Florida Department of Business and Professional Regulation offers resources, but it’s often best to work with professionals who can offer hands-on support. You can contact us here if you’d like help navigating that process.

Another proactive step is ensuring your architectural review committee receives proper training. It’s not just about reviewing design proposals—it’s about understanding what’s legally permissible, what violates fair housing law, and how to apply rules fairly and consistently across the board.

Associations that want to maintain aesthetics while avoiding risk can also benefit from reviewing current guidelines around accessibility, solar energy, and modern property enhancements. For example, many residents are now asking about smart home installations, drought-resistant landscaping, or exterior security cameras. If your policies don’t account for these or flat-out prohibit them without flexibility, that’s a red flag.

You may also want to review Florida’s Sunshine Laws which affect how committee decisions and board discussions must be conducted—particularly if ARC decisions are made behind closed doors or without transparency.

If it feels overwhelming, that’s understandable. This is exactly why our team exists—to support boards with clear, compliant, and homeowner-focused solutions. You don’t have to navigate this alone. Let’s start a conversation about how we can help your association manage architectural review responsibly, fairly, and in full legal alignment.

Request For Proposal

FAQs

Can a condo board deny a homeowner’s request based solely on appearance?
Only in certain cases. Aesthetic standards must be reasonable and cannot override legal protections like disability accommodations or solar rights.

What if our ARC applies rules inconsistently?
That can result in a legal claim of selective enforcement, weakening your association’s authority and opening the door to lawsuits.

Are solar panels protected in Florida even if they don’t match the community aesthetic?
Yes. Florida law protects homeowners’ rights to install solar panels regardless of appearance concerns.

Can we stop someone from installing a wheelchair ramp?
Not if the ramp is a reasonable accommodation under the Fair Housing Act or ADA. Denying it could result in a costly legal issue.

Do architectural restrictions have to be in our official governing documents?
Yes. If a rule isn't documented properly or conflicts with existing documents, it's often unenforceable.

What’s the best way to train our ARC?
Legal and management professionals can provide training. It’s important they understand both your documents and relevant statutes.

How often should we review architectural guidelines?
At least every two years—or immediately following any major legal or legislative changes.

Can individual ARC members be personally liable for bad decisions?
Yes. If an ARC or board acts outside its authority or violates fair housing laws, members can face liability.

Where can we learn more about Florida architectural regulations?
The Florida DBPR, HUD, and Florida Bar offer public resources. But for customized advice, consider working with a licensed CAM or management firm.

How do I get help revising our architectural guidelines?
You can request a proposal and our team at Condominium Associates will provide a detailed, community-specific plan.

The Hidden Costs of Volunteer Burnout: How to Keep Your Board Engaged and Avoid Revolving Doors

Thu, 15 May 2025 15:12:00 GMT

In the world of HOA and condominium associations, a well-functioning board is the heartbeat of the community. These volunteers take on tasks most residents never see—reviewing contracts, managing disputes, overseeing budgets, and staying compliant with state laws. But what happens when those volunteers start burning out? The results can be costly—both in terms of dollars and community trust.

If your board is struggling with member turnover or decision fatigue, we can help guide your association toward long-term stability. Let’s talk.

The condition that shall remain “nameless”.

Volunteer burnout is one of the least discussed yet most damaging issues in community association management. Burnout isn’t just a personal challenge—it’s an operational risk. A disengaged or constantly rotating board can lead to inconsistent decision-making, stalled projects, legal exposure, and even increased vendor costs due to inefficiency.

A report by the National Center for Biotechnology Information outlines how burnout manifests in volunteer settings: emotional exhaustion, depersonalization, and a reduced sense of accomplishment. In HOA or condo environments, this might look like a treasurer ignoring emails, a president abruptly resigning, or a board that can’t get a quorum for critical votes. When the same small group of people shoulders too many responsibilities—especially without professional support or resident appreciation—it’s only a matter of time before they step away entirely.

Florida boards are already tasked with adhering to complex regulations. From the Florida Department of Business & Professional Regulation to Chapter 718 of the Florida Statutes, board members are expected to be part-time legal experts, financial managers, and community diplomats—all unpaid. Without proper onboarding, continuing education, and backup support, burnout becomes almost inevitable.

“What on earth is a reserve study?”

One factor that accelerates burnout is role ambiguity. A new board member may step into a treasurer role with no real understanding of reserve studies, bank reconciliations, or audits. Yet they're expected to make multimillion-dollar decisions with confidence. Offering structured orientation through resources like CAI's Board Member Toolkit or training through The Florida CAM Academy can reduce stress while improving decision-making.

Another underappreciated cost of burnout is lost institutional memory. When experienced board members walk away, they often take years of community context with them. That knowledge isn’t written into the bylaws—it’s in their heads. Losing it can slow down projects, force repeat work, or create conflict as new board members repeat past mistakes. It’s worth considering how minutes are stored and shared. Using tools like or HOAst helps preserve continuity across transitions.

Board members may also struggle with interpersonal conflict—especially in polarized communities. Difficult personalities, disruptive meeting attendees, or micromanaging residents can quickly erode enthusiasm. Associations that establish clear Codes of Conduct and conflict resolution protocols give their volunteers much-needed protection. Encouraging open but respectful communication helps ensure meetings are productive—not exhausting.

Regular recognition goes a long way too. According to Volunteer Florida , appreciation is one of the top drivers for retention. Simple gestures like annual thank-you letters, a spotlight in the community newsletter, or a special plaque at your annual meeting can boost morale. Consider offering board members educational events through Condominium Associates .

Feeling overwhelmed trying to engage and retain board volunteers? We offer customized support and training for new and experienced boards. Learn more about our board support services.

Streamline to Stay Sane: The Tech Advantage That Prevents Board Burnout

One thing that’s often overlooked is the role of technology in reducing burnout. Manual processes—like paper-based violation tracking or emailing financial spreadsheets—sap energy and time. Platforms like CINC Web Axis offer dashboards that automate many of the day-to-day tasks board members manage. This doesn’t just improve transparency—it gives your volunteers their time back.

Communication tools can also help. Regular email updates through Cinc Web Axis for surveys through SurveyMonkey keep residents informed and involved, so the board doesn’t always feel like they’re the only ones engaged. When residents are part of the process, they’re more likely to contribute—and less likely to criticize.

Another contributor to burnout is unmet expectations. Homeowners may assume board members can resolve disputes overnight or waive fines on a whim. Educating residents on the board’s actual role—perhaps using an FAQ page built with Notion or distributing a guide like Florida’s Condominium Governance Booklet—can go a long way in curbing frustration.

There’s a Committee for that

If your community doesn’t already have committees, forming them can distribute the workload. Architectural review, social events, and finance committees create natural “on ramps” for residents who might not be ready for a full board role but want to help. Committee charters ensure everyone knows their responsibilities, reducing confusion or micromanagement.

When boards are supported, trained, and appreciated—they stick around. That consistency creates better governance, smoother operations, and a healthier community culture.

If you’re noticing the early signs of burnout—missed meetings, low energy, difficulty recruiting—don’t wait for it to escalate into a crisis. There are simple, affordable steps that can help retain institutional knowledge and bring energy back to your board.

Ready to build a more resilient board and explore professional support? Click here to request a proposal tailored to your association’s needs.

We can help! Request For Proposal

FAQ’s

1. What are common signs of HOA board member burnout?
Signs include missed meetings, unresponsiveness, emotional fatigue, declining morale, and abrupt resignations.

2. How can an association prevent volunteer burnout?
Prevent burnout by offering training, sharing responsibilities, using automation, and recognizing contributions.

3. Is burnout more common in smaller associations?
Yes, smaller associations often have fewer volunteers, increasing the load on each board member.

4. Can we hire professional help without losing control as a board?
Absolutely. Management companies act as support, not replacements, ensuring you stay compliant and effective.

5. What happens if our entire board resigns?
This creates a legal crisis. The state may appoint a receiver, which is expensive and removes local control.

6. Are there legal protections for board members dealing with conflict?
Yes, many associations adopt codes of conduct, and Florida law protects board members acting in good faith.

7. How do we get more residents involved without pressuring them?
Invite them to join committees or task forces. This gives them a taste of involvement with limited commitment.

8. What kind of training is available for new board members?
Florida CAMs and organizations like CAI and FCAP offer board certification and continuing education courses.

9. Should we be paying our board members?
Most associations do not. However, budget-permitting, you can reimburse for training or conference fees.

10. How often should boards review and revise their governing documents?
Ideally every 5–7 years, or sooner if you’ve had major state statute updates or legal disputes.

Florida Summer Maintenance Tips for HOAs & Condo Communities

Fri, 02 May 2025 18:29:00 GMT

Florida summers are no joke. While hurricanes dominate the headlines, it’s the relentless heat and humidity that slowly strain your community’s infrastructure. From rooftops and HVAC units to elevators and pools, the wear and tear can sneak up fast—and if you're on the board of a condominium or homeowners association, waiting too long to address these seasonal stressors can lead to expensive surprises.

Is your community ready for Florida’s summer heat?

The first place to start is up top—your roof. Roofs in Florida endure punishing UV rays and constant expansion and contraction during extreme temperatures. Over time, shingles can crack, tile can loosen, and flat roofs can develop leaks, especially when summer storms roll in. It's a smart move to schedule regular inspections with a licensed contractor who understands Florida’s unique conditions. Reflective coatings or materials that reduce rooftop heat are also worth considering. You can review the current Florida Building Code on roofing standards or check out resources from the University of Florida to stay informed.

Next up: HVAC systems. When temperatures consistently hover in the 90s, air conditioning isn’t just a luxury—it’s essential. Older systems, clogged filters, and uncalibrated thermostats can cause your system to work harder than necessary, increasing energy bills and leading to mid-season failures. Preventive inspections and filter replacements can make a big difference in performance. Boards should make sure shared systems are serviced and that unit owners are educated on proper upkeep. Florida Power & Light offers excellent energy-saving tips for HVAC systems, and the ASHRAE design guidelines are a reliable industry standard.

Elevators may not seem like they'd be affected by heat, but they absolutely are. In Florida’s humidity, elevator machinery—particularly control panels—can overheat or malfunction. Add in power fluctuations and older systems, and you've got a recipe for outages. Regular inspections are key, especially during the summer months. Florida law already mandates yearly inspections by a certified professional through the Department of Business and Professional Regulation, but if your system is aging or you’ve had recurring issues, additional summer checkups may be a smart investment. You can find useful safety information from the National Elevator Industry and additional inspection guidelines here.

As above, so below

The sun doesn’t just hurt what’s above—it can wreak havoc on what’s below. Pavement and concrete in Florida communities often crack or fade from prolonged sun exposure. Asphalt softens, striping becomes less visible, and walkways may develop uneven surfaces that pose tripping hazards. Boards should schedule sealcoating before peak summer heat if possible. The Florida Department of Transportation and University of Florida pavement center both offer excellent technical resources on maintaining surfaces.

And then there’s the pool. If your community has one, you already know summer is its busiest time of year. Increased use means more strain on pumps, filters, and chemicals. A pool that's out of service due to a failed pump or bad chemical balance not only frustrates residents—it can also be a liability. Make sure the pool is inspected weekly, that your pool operator is certified (as required by Florida law), and that all safety gear is functional. The CDC’s pool chemical safety page and Florida DOH’s standards are helpful references.

Call to Action: Don’t let broken pool pumps or overheating elevators ruin your residents’ summer.
Get a customized summer maintenance checklist from our experts

Landscaping is another area that can spiral quickly during summer. Florida’s climate alternates between scorching droughts and torrential downpours, both of which can wreak havoc on turf, trees, and irrigation systems. Neglected landscaping not only damages curb appeal—it can lead to root damage near building foundations or blocked drainage systems during storms. Install efficient irrigation, use mulch to retain soil moisture, and stay on top of routine trimming and debris removal. For best practices, visit the UF IFAS Lawn and Garden page or the Florida-Friendly Landscaping Program.

Florida pests, and what to do with them

Another consequence of Florida’s warm, moist environment is pests. Mosquitos, ants, termites, and rodents thrive during the summer months, especially near overgrown vegetation or in areas with standing water. Partnering with a licensed pest control company is a proactive way to keep infestations at bay. Resources from UF’s pest control guide and the EPA's IPM strategies can also help boards better understand effective, eco-friendly pest management options.

When it comes to safety, you’ll want to ensure that all fire extinguishers, AEDs, smoke alarms, and emergency lights are inspected and working. Summer brings more outdoor activity, and more people in common areas means an increased risk of accidents or fire-related incidents. The Florida State Fire Marshal outlines building code and fire safety requirements, and the Red Cross provides guidance on AED placement and training.

Another key to summer preparedness is weatherproofing. Window and door seals should be checked for gaps and cracks, which can lead to both energy loss and moisture intrusion—two things no Florida community wants to deal with in the summer. Proper sealing also helps control interior humidity levels, which can cause issues like warped floors or mildew. Upgrading to double-pane or ENERGY STAR-rated glass is often a worthwhile investment. Visit ENERGY STAR’s window guide or the Florida Building Commission for standards and approved materials.

And finally, never underestimate the power of communication. Residents need to know when maintenance is happening, why it matters, and how it affects them. Whether it’s through your HOA’s website, emails, or a printed newsletter, providing regular updates fosters trust and encourages cooperation. The Community Associations Institute and Florida Condo & HOA Law Blog offer templates, best practices, and legal tips on keeping your board in sync with your membership.

Is your current management company doing all it takes to make your life easy in the summer? Click on the button below to see how we can help!

Request For Proposal

Frequently Asked Questions

How often should we inspect our roof in Florida?
At least once a year, ideally before hurricane season.

Can heat damage our elevator system?
Yes, especially control boards and older electrical components.

Do we need a certified pool operator?
Yes. Florida law requires it for public-use pools.

When should we sealcoat pavement?
Ideally before mid-summer, in late spring or early June.

Is there a legal requirement for safety equipment in common areas?
Yes. Fire extinguishers, AEDs, and other equipment must be maintained and inspected.

How do we prevent pest problems in summer?
Schedule routine pest control and eliminate sources of standing water and food waste.

What are signs of HVAC issues in hot weather?
Warm airflow, inconsistent cooling, and strange noises are common signs.

Can we use email to communicate maintenance updates?
Yes. Digital notifications are efficient and reduce misunderstandings.

Do windows impact energy bills?
Very much so. Poor seals or old windows can raise cooling costs dramatically.

Where can we find official maintenance guidance?
Start with the Florida DBPR or browse general government info at MyFlorida.com .

Avoiding Fines: Common Mistakes Florida Associations Make with DBPR Compliance

Mon, 21 Apr 2025 14:10:00 GMT

Every Florida condo and HOA board knows the name—but not every board fully understands the weight behind it. The Florida Department of Business and Professional Regulation (DBPR) is the regulatory agency that governs how condominium associations operate, and their oversight is no joke. From improper board elections to financial mismanagement, small oversights can turn into costly compliance violations. The good news? Most issues are avoidable—with the right guidance.

At Condominium Associates , we’ve worked with hundreds of boards across Florida to navigate DBPR compliance and avoid preventable penalties. And we can help you, too.

Not sure where your community stands? Request a compliance review today and get peace of mind before your next annual report or audit.

Understanding the DBPR’s Role

The Florida DBPR regulates everything from community associations to licensed professionals like CAMs (Community Association Managers). Their Division of Condominiums, Timeshares, and Mobile Homes ensures that Florida condo associations follow state statutes—particularly Chapter 718, Florida Statutes , which governs condominium law. You can read the statute directly at Online Sunshine.

Compliance isn’t just about knowing the rules—it’s about knowing how they’re enforced. Fines can be issued for something as simple as not properly noticing a board meeting or failing to file your annual financial report.

Common Compliance Pitfalls That Lead to Fines

One of the most frequent violations involves financial reporting. Florida law requires certain financial statements depending on your association’s size and revenue. The Florida Auditor General explains the tiers clearly—but many self-managed communities still get it wrong. Missing your annual report deadline, which must be filed with the Florida Division of Corporations, can also trigger late fees or administrative dissolution.

Another red flag: election mishandling. Board elections must follow strict timelines and notification procedures. Resources like the Florida Condominium Election Brochure can walk you through the basic requirements.

Still, even something as simple as not making official records available can bring trouble. Florida law mandates that associations maintain certain records for at least seven years and make them accessible to owners within ten business days of a written request. More on that can be found at Florida's official DBPR FAQ.

Technology Missteps and Transparency Gaps

Failure to maintain a compliant association web page is another issue. Florida law (Section 718.111(12)(g)) requires associations with 25 or more units to maintain a specific page on a website. The Community Association Institute’s Florida chapter offers webinars and guidance on setting up legally compliant digital platforms.

Still using outdated bookkeeping systems? Inaccurate ledgers or failure to use accrual-based accounting (if required by statute) may draw scrutiny from auditors or lead to disputes. The Florida Institute of CPAs offers continuing education for board treasurers and management companies on staying compliant.

Not All Education Is Equal

Board members often assume that ignorance of the law is an excuse. It’s not. New board members must complete a Board Member Certification within 90 days of election or appointment. The course can be done through many DBPR-approved educators like Florida CAM Schools or Lorman Education . It’s worth noting that free resources are available, too, including legislative updates from the Florida Community Association Journal.

Training isn’t just about checking a box. Staying up-to-date with Florida Administrative Code changes or new legal interpretations helps your association stay proactive. Even seemingly small law shifts—like new reserve study requirements or hurricane shutter rules —can expose your association to fines or legal disputes if overlooked. Learn more on how state law has evolved in this 2024 legislative summary.

How to Proactively Stay in Compliance

Maintaining compliance starts with staying organized. Associations should maintain their records with cloud-based backups and have systems for tracking due dates for filings and reports. The State Library and Archives of Florida even offers templates and best practices for long-term recordkeeping.

Vendor selection matters, too. Only use licensed professionals and verify their status on the Florida License Search Portal. Whether you’re hiring a new CAM, engineer, or reserve specialist, don’t skip this step.

It’s also a good idea to periodically review DBPR newsletters, which include summaries of disciplinary actions and policy updates. You can subscribe via their email updates page.

And when in doubt? Call or email the DBPR’s help desk or legal hotline. It’s not always about avoiding punishment—it’s about making sure your community is truly protected.

Worried your association might be at risk of fines or reporting violations? Request a proposal with our experienced team at Condominium Associates today.

Request a Proposal, Save Money

FAQ’s

1. What is the DBPR and what does it oversee?
The DBPR is Florida’s Department of Business and Professional Regulation. It regulates condominium associations, board members, and community association managers, among other licensed professions.

2. What’s the most common reason an association is fined by the DBPR?
Failure to provide proper financial reporting or not following election protocols are two of the most common violations.

3. Are Florida associations required to have a webpage?
Associations with 25 or more units must maintain a webpage that contains specific records accessible to members.

4. How often do associations need to file with the state?
Annually. Each year, an association must file an annual report with the Florida Division of Corporations.

5. What records must be made available to owners upon request?
Most official records, including meeting minutes, budgets, and financial reports, must be provided within 10 business days upon written request.

6. What kind of accounting method is required?
This depends on the size and income of the association. Larger associations typically must use accrual-based accounting.

7. How can I verify if a CAM or vendor is licensed in Florida?
You can search the Florida DBPR’s License Verification Portal to confirm credentials.

8. Do board members need to take a class?
Yes. Newly elected or appointed board members must complete a certification course within 90 days.

9. What happens if we don’t comply with DBPR rules?
You could face monetary fines, legal actions, or even administrative penalties such as being placed under receivership.

10. Where can I learn about legislative changes that affect HOAs and condos?
The Florida Community Association Journal and law firms like Becker Law provide regular updates on legislative changes.

Insights from a Day in the Life of an LCAM

Wed, 26 Mar 2025 13:26:00 GMT

Have you ever wondered what it’s like to oversee a thriving condominium community?

For a Licensed Condominium Association Manager, no two days are ever the same. The role is a mix of problem-solving, coordination, and engagement, all aimed at maintaining a harmonious living environment. From early-morning property inspections to late-afternoon financial reviews, each day presents new challenges and rewards. Let’s take a closer look at what a typical day entails.

Morning Motivation: A Positive Start

The day kicks off early, often with a strong cup of coffee and a quick email check. Overnight messages from residents or board members may include anything from maintenance requests to community concerns. It’s always a pleasant surprise to find a note of appreciation—maybe a resident thanking the team for a swift repair or an acknowledgment of a well-organized community event. Moments like these reinforce the importance of responsiveness and proactive management.

Daily Property Walkthroughs: Keeping the Community in Top Shape

One of the most critical tasks of the day is the morning property walkthrough. This serves multiple purposes: identifying potential issues before they escalate, ensuring that maintenance work meets expectations, and simply keeping a pulse on the community’s needs. Beyond functionality, these walks allow managers to appreciate the hard work that goes into keeping the property in excellent condition. For those considering this career path, organizations like the Community Associations Institute (CAI) offer training programs that provide valuable industry insights.

Team Meetings: Collaborating for a Well-Maintained Community

Property managers don’t work alone—it’s a team effort. Daily check-ins with maintenance and administrative staff ensure that everyone is aligned on priorities. From routine upkeep to urgent repairs, these meetings help create a plan to keep everything running smoothly. Staying informed about best practices is key, and resources like Buildium’s Maintenance Tips provide valuable guidance. You can also gain practical tips from checking out https://www.narpm.org/ .

Lunchtime Learning: Continuous Education for Better Management

Staying ahead in property management means always learning. Whether it’s attending an online webinar on energy efficiency or reading up on the latest regulations, a good manager is always seeking ways to improve the community. Organizations like Energy Star for Buildings and the U.S. Green Building Council offer great insights into sustainability, which has become a crucial aspect of modern property management.

Afternoon Resident Consultations: Strengthening Community Bonds

A big part of the job is fostering strong relationships with residents. The afternoon is often filled with meetings addressing concerns, from upcoming events to policy clarifications. Pet policies, for instance, can be a frequent topic, and resources like the ASPCA can help provide guidelines for responsible pet ownership within the community. Open communication is essential, ensuring that residents feel heard and valued.

Working closely with the maintenance team is essential. They discuss everything from routine repairs to urgent maintenance needs, ensuring that both safety and aesthetics are prioritized within the community. Staying on top of maintenance is key to ensuring community happiness and safety. For additional insights, they often refer to resources like Buildium's Maintenance Tips and Community Associations Institute .

End-of-Day Financial Review: Keeping the Budget in Check

Financial oversight might not be the most glamorous part of the job, but it’s one of the most critical. Reviewing budgets, tracking expenses, and ensuring that the community’s finances remain stable is a daily responsibility. Many managers rely on digital tools like Mint or consult HOA Financial Management resources to streamline the process. Financial diligence ensures that the community remains well-funded for future projects and maintenance needs.

Reflecting on the Day’s Impact

As the workday winds down, there’s a moment to reflect on the bigger picture. Each decision, whether it was a quick maintenance fix or a long-term financial strategy, plays a role in shaping a thriving community. It’s a rewarding feeling to know that the work being done makes a tangible difference in people’s lives.

Additional Insights on Community Management

Being an effective property manager requires a diverse skill set, from organization and financial planning to conflict resolution and leadership. To stay at the top of their game, many managers turn to resources like the American Management Association and AppFolio Property Management Software. For handling disputes—an inevitable part of community living—Online Conflict Resolution Education provides essential training.

Advanced Management Strategies

Beyond daily operations, experienced managers invest time in enhancing long-term community planning. Leveraging tools like Yardi Property Management Solutions and Procore Project Management Software helps streamline larger projects, ensuring efficiency. Additionally, securing proper insurance coverage is a crucial aspect of risk management, with resources like State Farm Condo Association Insurance providing tailored solutions.

Emergency Preparedness: Being Ready for the Unexpected

A responsible manager is always prepared for emergencies. Whether it’s extreme weather, power outages, or unexpected maintenance failures, having a plan in place is essential. Websites like Ready.gov offer valuable tips on community-wide preparedness. Legal updates and compliance with property laws are also key areas of focus, making HOA Legal Resources a go-to for up-to-date information.

Staying Connected: Technology for Better Communication

In today’s digital world, seamless communication is a must. Many managers use platforms like Zoom Video Communications for virtual board meetings, ensuring clear discussions and efficient decision-making. Staying informed and engaged helps create a well-managed, thriving community.

Final Thoughts

A day in the life of a Licensed Condominium Association Manager is a dynamic mix of responsibilities, from overseeing maintenance to fostering community connections. It’s a role that requires patience, adaptability, and a passion for building a great living environment. While the challenges are plenty, the rewards—seeing residents enjoy a well-maintained and vibrant community—make it all worthwhile.

Click Here For A Request For Proposal

Frequently Asked Questions About Being a Licensed Condominium Association Manager

1. What qualifications do you need to become a Licensed Condominium Association Manager? To become a Licensed Condominium Association Manager, you typically need a combination of education and experience in property management. Most states require a specific license, which often involves completing a set number of educational hours in property management and passing a licensing exam. Additionally, it's beneficial to have a background in business, real estate, or hospitality, as these areas provide relevant skills for managing properties effectively.

2. How do you handle conflicts between residents? Handling conflicts between residents requires diplomacy, patience, and strong communication skills. The first step is to listen actively to each party's concerns and validate their feelings. I then work to mediate discussions and find common ground, often referring to the condominium's rules and regulations as a neutral guide. When necessary, we also involve mediation professionals to ensure that resolutions are fair and sustainable.

3. What’s the most challenging part of your job? One of the most challenging parts of the job is balancing the diverse needs and expectations of all residents while managing the financial and operational constraints of the property. Each decision can significantly impact the community's quality of life, so it's crucial to consider all factors and communicate openly about the reasoning behind each decision.

4. How often do you communicate with the condominium board? Communication with the condominium board is frequent and structured. Typically, I meet with the board at least once a month to discuss ongoing issues, upcoming projects, and financial matters. Additionally, we have ad-hoc meetings if urgent issues or opportunities arise that require immediate attention.

5. What are some common maintenance issues you deal with? Common maintenance issues in condominiums include plumbing leaks, electrical issues, HVAC malfunctions, and general wear and tear in communal areas. Regular inspections and maintenance schedules help mitigate these problems, but unexpected issues can still arise that require prompt attention to prevent larger problems.

6. How do you stay updated with property management regulations? Staying updated with property management regulations involves regular training, attending industry seminars, and subscribing to relevant publications and legal updates. Additionally, I maintain memberships with professional organizations like the Community Associations Institute (CAI) and the National Association of Residential Property Managers (NARPM), which provide resources and updates on changes in property management laws and best practices.

7. What’s the best part about working as a Condominium Association Manager? The best part of being a Condominium Association Manager is the sense of community and the ability to make a tangible difference in people's lives. It's rewarding to see the community flourish—whether through improved facilities, well-maintained landscapes, or happy residents—and know that your hard work helps create a welcoming and functional living environment.

8. How do you manage large-scale renovations or repairs? Managing large-scale renovations or repairs involves careful planning, budgeting, and communication. I coordinate with contractors, architects, and the condominium board to ensure that all projects align with the community's needs and financial capabilities. Regular updates to the residents are crucial to managing expectations and minimizing disruptions. We also ensure compliance with all local building codes and regulations.

9. Can residents suggest improvements or changes in the community? Absolutely, resident suggestions are always welcome and encouraged. Typically, there's a process in place for submitting these suggestions, either through community meetings, direct submissions to the management office, or via an online portal. These suggestions are then reviewed with the board to determine feasibility and alignment with the community's long-term goals.

10. What advice would you give someone considering this career path? For anyone considering a career as a Condominium Association Manager, my advice is to focus on developing strong interpersonal, organizational, and problem-solving skills. It's also beneficial to gain a solid understanding of property law, finance, and building maintenance. Networking with industry professionals and seeking mentorship can provide valuable insights and opportunities in this dynamic field. Above all, a successful manager is adaptable, proactive, and genuinely committed to serving the community.

Understanding HOA Pet Rules: What Every Pet Owner Needs to Know Before Moving In

Tue, 04 Feb 2025 20:06:00 GMT

Understanding Pet-Related HOA Rules

Pet Policies and Innovative Solutions

For more information about HOA pet policies, visit Condominium Associates Pet Resources .

Working With HOA Boards

Legal Protections for Pet Owners

Check out the U.S. Department of Housing and Urban Development (HUD) for detailed information about the Fair Housing Act and pet-related accommodations.

Real-Life Examples

For waste management, DNA testing has become a modern solution to an age-old problem. Although effective in pinpointing negligence, it can feel invasive for responsible owners.

Finding the Right Pet-Friendly Community

For expert advice on choosing pet-friendly communities, visit Pet-Friendly Living with Condominium Associates .

REQUEST FOR PROPOSAL TODAY!

Common FAQs

Can an HOA outright ban your dog? In most cases, yes—unless the restriction conflicts with local ordinances or involves a service animal.
Are emotional support animals protected? Generally, yes, offering pet owners some peace of mind.
Do renters have to comply with the same rules as homeowners? Absolutely. Understanding the expectations is vital.

What Florida HOA and Condo Boards Need to Know About New Laws in 2025

Wed, 18 Dec 2024 21:32:00 GMT

If you live in, manage, or serve on the board of a homeowners’ association (HOA) or condominium association in Florida, you’ve probably heard about the big changes coming in 2025. New laws focused on safety, financial preparedness, and transparency are being rolled out, and they’re a direct response to lessons learned in recent years, particularly after the Surfside condo collapse .

Milestone Structural Inspections: Safety First

The most impactful change for Florida’s condominium associations revolves around mandatory milestone structural inspections . If your building is three stories or taller , here’s what you need to know:

Starting January 1, 2025 , milestone inspections are required for buildings that are:

25 years or older if located within three miles of the coastline.
30 years or older for buildings further inland.
After the initial inspection, follow-ups will happen every 10 years .

If you want a deeper understanding of what’s required, check out Florida Senate Bill 4-D, which details inspection guidelines and timelines: Florida Senate Bill 4-D Overview.

The Florida Department of Business and Professional Regulation (DBPR) is another great resource for navigating these requirements. Learn more here: Florida DBPR Condominiums Guidelines.

Reserves: Say Goodbye to Waiving

Florida has long allowed associations to waive reserves to keep fees low, but starting December 31, 2024 , that option goes away. Associations will now be required to conduct a reserve study every 10 years and maintain fully funded reserves based on the results.

The new law ensures associations are saving enough to meet future needs. For a complete breakdown of how reserve studies work, check this resource from the Community Associations Institute (CAI) : Reserve Study Guidelines for HOAs and Condos.

You can also find financial planning resources at the Office of Financial Regulation : Florida OFR Financial Resources.

Transparency Through Websites: Everything in One Place

One of the biggest changes for larger associations is the website requirement . By January 1, 2025, any HOA or condominium association with 100 or more units must maintain a website (or mobile app) where residents can access important documents.

What needs to be posted? Things like:

Governing documents (bylaws, rules, and declarations).
Annual budgets, financial reports, and meeting minutes.
Contact information for board members and property managers.

This law is all about improving transparency and making it easier for homeowners to stay informed. No more chasing down paperwork or wondering what’s happening behind closed doors.

For tips on building compliant association websites, the Florida DBPR offers guidance here: Florida HOA Website Compliance.

And if you’re new to managing HOA records online, this guide from HOA-USA can help: HOA Website Best Practices.

Increased Accountability for Boards

Florida’s new laws also address board governance, aiming to improve accountability and fairness. Starting in 2025, board members of condominium associations will face stricter term limits: they can serve for a maximum of eight consecutive years unless two-thirds of the unit owners vote to keep them on.

For detailed guidelines on board responsibilities and conflicts of interest, visit the Florida Statutes Chapter 718 (Condominium Act): Florida Condominium Act.

The Community Associations Network also offers practical advice for board members: Understanding Board Duties and Ethics.

Insurance Requirements and Safety Updates

Rising insurance premiums have been a huge issue for Florida associations, so it’s no surprise that new rules address both insurance and safety protocols. Associations are now required to maintain:

Comprehensive property insurance for common areas.
Liability coverage to protect against accidents or damages.

Additionally, all unit owners must carry their own HO-6 insurance policies to cover personal property and liability. For more details, you can check Florida’s insurance requirements through the Florida Office of Insurance Regulation : Florida Insurance Guidelines .

Another area of focus is fire safety. Multi-story buildings are now required to upgrade fire detection systems, install sprinklers where necessary, and have clear evacuation plans. The National Fire Protection Association (NFPA) offers excellent resources on fire safety compliance: NFPA Fire Safety for Condos .

Why These Laws Matter

It’s worth taking a step back to understand why Florida lawmakers are making these changes. The Champlain Towers South collapse was a stark reminder of what can happen when deferred maintenance, underfunded reserves, and poor oversight come together. These new laws are Florida’s way of ensuring nothing like that ever happens again.

What Should Associations Do Now?

The key to managing these changes is to start preparing early. Schedule your milestone inspections, budget for reserve funding, and get your website in place now—before the deadlines hit.

If you’re looking for more resources to help guide you, these are worth bookmarking:

Florida DBPR HOA and Condo Resources
HUD Condominium Resources
Community Associations Institute - Florida Chapter
Florida Bar Association on Condo Laws

By staying proactive, associations can navigate these changes successfully and create stronger, safer communities for everyone.

Be proactive and click the button below to request a proposal. 2025 has a lot of unique and complicated laws but you can easily be guided through by our experts.

CLICK HERE FOR REQUEST for PROPOSAL

FAQs About Florida's 2025 HOA and Condominium Association Laws

What is a milestone inspection, and who needs one?
A milestone inspection is a required evaluation of a building's structural components conducted by a licensed architect or engineer. Any Florida condominium building that is three stories or taller and 25 to 30 years old (depending on location) must undergo its first inspection by January 1, 2025.
Why are reserve studies now mandatory, and how often must they be done?
Reserve studies are now required every 10 years to ensure associations have enough funds set aside for major repairs or replacements. Fully funded reserves prevent financial surprises and special assessments when costly maintenance issues arise.
When is the deadline for associations to comply with the new reserve funding laws?
Associations must adopt budgets that include fully funded reserves by December 31, 2024 , based on a professional reserve study.
What does the new website requirement mean for associations?
Any Florida HOA or condominium association with 100 or more units must maintain a website or mobile app by January 1, 2025, where homeowners can access essential documents, such as governing rules, meeting minutes, budgets, and insurance policies.
What happens if an association doesn’t comply with these new laws?
Associations that fail to meet the new inspection, reserve funding, or transparency requirements could face fines, legal penalties, or, in severe cases, state intervention. Boards also risk liability if non-compliance results in harm to residents.
Can condominium board members still waive reserve funding?
No, the new law eliminates the ability for boards to waive or underfund reserves. Associations must follow the reserve funding recommendations outlined in the reserve study.
What are the new rules around board member term limits?
Board members of Florida condominium associations can now serve a maximum of eight consecutive years unless two-thirds of the unit owners vote to extend their term. This rule encourages fresh leadership and accountability.
Do all homeowners need to carry insurance under the new laws?
Yes, unit owners in condominiums are required to carry an HO-6 insurance policy . This covers personal property, liability, and portions of the unit not covered by the association’s master insurance policy.
What documents must be available on an association website?
The association website must include governing documents (declarations, bylaws, and rules), annual budgets, financial statements, meeting notices, meeting minutes, and insurance policies. This ensures transparency for homeowners.
How can homeowners prepare for potential fee increases?
Homeowners should start budgeting for higher association fees due to fully funded reserves, inspection costs, and safety improvements. While it may seem burdensome, these increases ensure financial stability and protect property values in the long run.

Blog - Condominium Associates

2026 Legislative Update

Two bills that generated significant discussion during the session did not ultimately pass:

Several smaller bills did pass both chambers and may become law, including:

Bottom line:

Consistency is Credibility: Why Boards Lose Trust (Even When They’re Right)

Board Takeaway:

Board Communication Check:

Strengthening Board Communication Through Consistency

Board News & Education - April 2026

Building an Effective Board Communication Plan

Start With Alignment Between the Board and Management

Define What Should Be Communicated

Establish a Predictable Rhythm

Use the Right Channels—Consistently

Focus on Clarity and Purpose

Document and Reinforce

Keep It Practical

Building an Effective Board Communication Plan

Start With Alignment Between the Board and Management

Define What Should Be Communicated

Establish a Predictable Rhythm

Use the Right Channels—Consistently

Focus on Clarity and Purpose

Document and Reinforce

Keep It Practical

How Florida Condominium and HOA Boards Should Conduct Meetings, Shape Decisions, and Delegate Financial Authority

Strong community governance is not defined by the speed of a decision, but by the transparency and discipline of the process that produces it.

Condominiums — Board Meetings Under Chapter 718

Homeowners’ Associations — Board Meeting Under Chapter 720

“Executive Session” — A Limited Exception

Transparency, Quorum & the Difference Between Discussion and Deliberation

Financial Delegation

Conclusion

Spring Association Management Board Member CEUs & Learning

Board News & Education - MARCH 2026

Is Your HOA Turning 30? Everything You Need to Know About MRTA Timing, Risks, and the 720 Preservation Process

What does MRTA Stipulate?

How the 720 Preservation Process Works

What Happens if You Missed the Deadline?

Understanding HOA Pet Rules: What Every Pet Owner Needs to Know Before Moving In

Understanding Pet-Related HOA Rules

Pet Policies and Innovative Solutions

Working With HOA Boards

Legal Protections for Pet Owners

Real-Life Examples

Finding the Right Pet-Friendly Community

Common FAQs

February Community Association Board Member Learning & Development

Board News & Education - FEB 2026

HB 657 “HOA Killer Bill” — What Florida HOA Boards Need to Know

What is HB 657?

Why HOA Boards Should Take This Seriously — Even if the Bill Changes or Fails”

New Website & Transparency Requirements for Florida Condo Associations Effective January, 1 2026

What the Law Says About Transparency

How Your Website Helps with Compliance

Starting the Year Informed, Prepared and Confident

Community Compass - Jan 2026

What Florida HOA and Condo Boards Need to Know About New Laws in 2025

What Florida HOA and Condo Boards Need to Know About New Laws in 2025 ﻿

Milestone Structural Inspections: Safety First

Florida condominium undergoing milestone structural inspection

Transparency Through Websites: Everything in One Place

Increased Accountability for Boards

Insurance Requirements and Safety Updates

Why These Laws Matter

What Should Associations Do Now?

FAQs About Florida's 2025 HOA and Condominium Association Laws

Preventing Pests Before They Nest: Proactive Fall Pest Control for Common Areas

Why Fall Pest Prevention Matters

Common Culprits in Florida and Beyond

What Boards Can Do (Right Now)

1. Partnering with a Professional

2. Sealing Entry Points

3. Cleaning and Clearing

4. Educating Residents

5. Maintaining Amenities

The Cost of Ignoring It

Budget-Friendly Pest Control Planning

Fall Pest Prevention by Property Type

What Florida HOA and Condo Boards Need to Know About New Laws in 2025