THE BOSS (Boards & Owners For SucceSS) CONDO FAQ's
Welcome to Your “One-Stop Shop” for Condo Questions & Answers !
Clear Answers. No Legalese. No Guesswork.
You Asked. We Delivered. (No Returns Necessary.)
If there is one thing I’ve learned from our owners and board members, it’s that “condo life” often comes with more questions than a toddler on a road trip. Navigating the rules of the road shouldn’t feel like you’re reading a map in a storm.
Because clarity is a luxury you deserve, I’m launching a dedicated Q&A Forum right here on this page as your official “one-stop shop” for answers—no more digging through old emails or guessing at bylaws. As the questions roll in, the answers will go up.
Think of it as your community cheat sheet, minus the detention.
You asked – We delivered.
How it Works:
The Archives: Below, you’ll find an evolving list of the most frequent questions regarding Florida Law and our Association. Just ask a question or enter keywords in the search box below. If you don’t see the answer, reduce the number of words in the search box.
Your Turn: Have a question that isn’t answered yet? [Submit it here].
The Update: We’ll post the answer right here for everyone to see. No more hunting through old meeting minutes or “he-said, she-said” in the lobby.
We will continue to add new questions regularly, so hit me up on the Contact Us page or click the SUBMIT link in yellow above and we’ll get it added Likity-Split!
We’re taking the mystery out of the statutes so we can get back to the best part of living here: actually living here.
Association Records (3)
They can charge for copies (at a reasonable rate), but they cannot charge you just to look at them. You also have the right to use your phone to “scan” records for free.
If you make a written request to inspect records, the Association must make them available within 10 working days.
The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).
Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:
I. Condominium Associations (Chapter 718)
As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.
Statute Section: Section 718.111(12)(g), Florida Statutes
Key Requirements:
The website must be password-protected and inaccessible to the general public.
The association must provide unit owners with a username and password upon request.
Mandatory Documents Include:
The recorded Declaration of Condominium and all amendments.
The Articles of Incorporation and Bylaws.
Current Rules and Regulations.
Management agreements and any other contracts to which the association is a party.
The annual budget and any proposed budgets.
Financial reports and the most recent financial statement.
Board meeting notices and agendas (posted at least 48 hours in advance).
Member meeting notices and agendas (posted at least 14 days in advance).
III. Comparison & Analogies
To better understand the scope of these requirements, consider the following analogies:
The “Digital File Cabinet” Analogy:
Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.
The “Notice Board” Analogy:
Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.
Board Meetings (4)
At least 48 hours. The Board must post a clear agenda conspicuously on the property. If they’re discussing special assessments or rule changes, you get a 14-day heads-up via mail or digital delivery.
Yes. You have a statutory right to tape or video record meetings, provided you aren’t being disruptive. In 2026, if the Board meets via Zoom, they are required to keep that recording as an official record for a year.
For associations with more than 10 units, the Board must meet at least once per quarter.
Absolutely. You have the right to speak on any designated agenda item. The Board can set “reasonable” time rules governing the frequency and duration of such statements, (usually 3 minutes), but they can’t mute you entirely.
Board of Directors (5)
Yes. Directors are limited to 8 consecutive years on the Board unless they are re-elected by a two-thirds supermajority or if there aren’t enough candidates to fill the seats.
The Board has 30 days to give you a substantive response. If they need a legal opinion, they can take up to 60 days, but they have to tell you that first.
Yes. Within 90 days of election, they must complete a 4-hour educational course. In 2026, they also need 1 hour of continuing education annually. No “learning on the job” allowed!
No. You are entitled to at least 14 days’ notice and a hearing before an independent committee (not the Board) before a fine can be finalized.
They must disclose it. If a contract exceeds $2,500 and a Director has a “financial interest,” the Board must usually seek multiple bids and disclose the relationship in the minutes.
Budgets & Assessments (1)
Yes. Late fees cannot exceed $25 or 5% of the assessment, whichever is greater, and only if your specific bylaws allow for it.
Elections/Voting (2)
No. While they can discuss things via email, all official votes must happen in an open meeting where owners can observe.
Yes, if the Board has set up a system for it. In fact, if you request to vote electronically, the Board must honor it unless you’ve specifically opted out.
Financials (4)
Generally, no. Statute 718.112 is strict: reserves for structural items (like the roof or foundation) cannot be used for other purposes without a majority vote of the entire association.
If the “discretionary” part of the budget jumps more than 15% year-over-year, the Board must proactively schedule a meeting for owners to consider a substitute budget.
Yes. Late fees cannot exceed $25 or 5% of the assessment, whichever is greater, and only if your specific bylaws allow for it.
As of 2024, the use of an Association debit card is strictly prohibited to prevent financial “oopsies” or fraud. It’s credit cards or checks only.
SIRS & Milestone Inspections (1)
It’s a Structural Integrity Reserve Study. As of 2025/2026, buildings 3 stories or higher must have these to ensure there’s enough money in the bank to keep the roof from leaking and the walls from crumbling.
The Association (1)
Recent updates clarify that the Association is generally responsible for the cost of removing and reinstalling hurricane protection if it’s necessary for building maintenance.
Website (1)
The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).
Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:
I. Condominium Associations (Chapter 718)
As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.
Statute Section: Section 718.111(12)(g), Florida Statutes
Key Requirements:
The website must be password-protected and inaccessible to the general public.
The association must provide unit owners with a username and password upon request.
Mandatory Documents Include:
The recorded Declaration of Condominium and all amendments.
The Articles of Incorporation and Bylaws.
Current Rules and Regulations.
Management agreements and any other contracts to which the association is a party.
The annual budget and any proposed budgets.
Financial reports and the most recent financial statement.
Board meeting notices and agendas (posted at least 48 hours in advance).
Member meeting notices and agendas (posted at least 14 days in advance).
III. Comparison & Analogies
To better understand the scope of these requirements, consider the following analogies:
The “Digital File Cabinet” Analogy:
Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.
The “Notice Board” Analogy:
Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.
Quick Legal Disclaimer for Those
Who Don’t like to Play Nice…
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