If the recall is approved by a majority of all voting interests by a vote at a meeting, the recall will be effective as provided in this paragraph. This subparagraph does not limit the term of a member of the board of a nonresidential or timeshare condominium. Title XL REAL AND PERSONAL PROPERTY. The board shall consist of not fewer than three members in condominiums with five or fewer units that are not-for-profit corporations. Statutes, Video Broadcast Committee THE ABOVE DESCRIPTION INCLUDES, BUT IS NOT LIMITED TO, ALL APPURTENANCES TO THE CONDOMINIUM UNIT ABOVE DESCRIBED, INCLUDING THE UNDIVIDED INTEREST IN THE COMMON ELEMENTS OF SAID CONDOMINIUM. In addition to any of the authorized means of providing notice of a meeting of the board, the association may, by rule, adopt a procedure for conspicuously posting the meeting notice and the agenda on a website serving the condominium association for at least the minimum period of time for which a notice of a meeting is also required to be physically posted on the condominium property. The fees specified in this subsection shall be adjusted every 5 years in an amount equal to the total of the annual increases for that 5-year period in the Consumer Price Index for All Urban Consumers, U.S. City Average, All Items. 91-426; s. 3, ch. A board member who has been recalled may file a petition pursuant to s. The division may not accept for filing a recall petition, whether filed pursuant to subparagraph 1., subparagraph 2., subparagraph 4., or subparagraph 6. when there are 60 or fewer days until the scheduled reelection of the board member sought to be recalled or when 60 or fewer days have elapsed since the election of the board member sought to be recalled. 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. The association must provide the tenant a notice, by hand delivery or United States mail, in substantially the following form: The association must mail written notice to the unit owner of the associations demand that the tenant make payments to the association. (1) When authorized by the governing documents, the association has a lien on each parcel to secure the payment of assessments and other amounts provided for by this section. The regular periodic assessment is paid through (insert date paid through). 84-368; s. 12, ch. A unit owner may tape record or videotape a meeting of the unit owners subject to reasonable rules adopted by the division. Parking or garage space number, as reflected in the books and records of the association: 5. If provided by the declaration or bylaws, the association may, in addition to such interest, charge an administrative late fee of up to the greater of $25 or 5 percent of each delinquent installment for which the payment is late. A unit owner who consents to receiving notices by electronic transmission is solely responsible for removing or bypassing filters that block receipt of mass emails sent to members on behalf of the association in the course of giving electronic notices. j. Is there a right of first refusal provided to the members or the association? An association, or its successor or assignee, that acquires title to a unit through the foreclosure of its lien for assessments is not liable for any unpaid assessments, late fees, interest, or reasonable attorneys fees and costs that came due before the associations acquisition of title in favor of any other association, as defined in s. The person acquiring title shall pay the amount owed to the association within 30 days after transfer of title. 3, 4, ch. This liability is without prejudice to any right the owner may have to recover from the previous owner the amounts paid by the owner. A first mortgagee acquiring title to a condominium parcel as a result of foreclosure, or a deed in lieu of foreclosure, may not, during the period of its ownership of such parcel, whether or not such parcel is unoccupied, be excused from the payment of some or all of the common expenses coming due during the period of such ownership. It is important to know whether the board of directors has the sole authority to levy special assessments or whether the membership has to approve special assessments. Filling vacancies created by recall is governed by paragraph (j) and rules adopted by the division. Florida Statutes Definitions Index (2022), Table Tracing Session Laws to Florida Statutes (2022), Index to Special and Local Laws (1971-2022), Index to Special and Local Laws (1845-1970). In lieu of, or in addition to, the physical posting of meeting notices, the association may, by reasonable rule, adopt a procedure for conspicuously posting and repeatedly broadcasting the notice and the agenda on a closed-circuit cable television system serving the condominium association. The notice must be in substantially the following form: (insert name, addresses, and telephone numbers of association representative). (a) The operation of the association shall be governed by the articles of incorporation if the association is incorporated, and the bylaws of the association, which shall be included as exhibits to the recorded declaration. Notwithstanding any limitation on transfer fees contained in s. If estoppel certificates for multiple units owned by the same owner are simultaneously requested from the same association and there are no past due monetary obligations owed to the association, the statement of moneys due for those units may be delivered in one or more estoppel certificates, and, even though the fee for each unit shall be computed as set forth in paragraph (f), the total fee that the association may charge for the preparation and delivery of the estoppel certificates may not exceed, in the aggregate: The authority to charge a fee for the preparation and delivery of the estoppel certificate must be established by a written resolution adopted by the board or provided by a written management, bookkeeping, or maintenance contract and is payable upon the preparation of the certificate. 2010-174; s. 6, ch. For the purposes of this paragraph, the term previous owner does not include an association that acquires title to a delinquent property through foreclosure or by deed in lieu of foreclosure. Notice for meetings and notice for all other purposes must be mailed to each unit owner at the address last furnished to the association by the unit owner, or hand delivered to each unit owner. Pursuant to section 718.116(11), Florida Statutes, the association demands that you pay your rent directly to the condominium association and continue doing so until the association notifies you otherwise. Any approval by unit owners called for by this chapter or the applicable declaration or bylaws, including, but not limited to, the approval requirement in s. Unit owners may waive notice of specific meetings if allowed by the applicable bylaws or declaration or any law. A board or committee members participation in a meeting via telephone, real-time videoconferencing, or similar real-time electronic or video communication counts toward a quorum, and such member may vote as if physically present. The special meeting shall be conducted within 60 days after adoption of the annual budget. 97-102; s. 1, ch. Other provisions which are not inconsistent with this chapter or with the declaration, as may be desired. The 2022 Florida Statutes (including Special Session A) Title XL REAL AND PERSONAL PROPERTY: Chapter 720 . 2015-97; s. 3, ch. Hopefully special assessments are rare due to prudent financial planning by the association during the budget process. Notwithstanding the provisions of paragraph (b), a first mortgagee or its successor or assignees who acquire title to a condominium unit as a result of the foreclosure of the mortgage or by deed in lieu of foreclosure of the mortgage shall be exempt from liability for all unpaid assessments attributable to the parcel or chargeable to the previous owner which came due prior to acquisition of title if the first mortgage was recorded prior to April 1, 1992. This chapter does not limit the use of general or limited proxies, require the use of general or limited proxies, or require the use of a written ballot or voting machine for any agenda item or election at any meeting of a timeshare condominium association or nonresidential condominium association. A court may supersede the effect of this subsection by appointing a receiver. A unit owner, regardless of how his or her title has been acquired, including by purchase at a foreclosure sale or by deed in lieu of foreclosure, is liable for all assessments which come due while he or she is the unit owner. Such a vote may only be called once every 3 years. If the certificate is requested in conjunction with the sale or mortgage of a unit but the closing does not occur and no later than 30 days after the closing date for which the certificate was sought the preparer receives a written request, accompanied by reasonable documentation, that the sale did not occur from a payor that is not the unit owner, the fee shall be refunded to that payor within 30 days after receipt of the request. To be valid, a claim of lien must state the description of the condominium parcel, the name of the record owner, the name and address of the association, the amount due, and the due dates. Stat., says that the board has the authority to levy special assessments without a membership vote, regardless of the declaration or other. 2. Condominium Documents Should be Kept Current, Director Elections in HOAs (i.e. This letter is to inform you a Claim of Lien has been filed against your property because you have not paid the (type of assessment) assessment to (name of association). PART I. Each association shall designate on its website a person or entity with a street or e-mail address for receipt of a request for an estoppel certificate issued pursuant to this section. Can Homeowners Association Board Restrict Fences? If a developer of a multicondominium is excused from payment of assessments under paragraph (a), the developers financial obligation to the multicondominium association during any period in which the developer is excused from payment of assessments is as follows: The developer shall pay the common expenses of a condominium affected by a guarantee, including the funding of reserves as provided in the adopted annual budget of that condominium, which exceed the regular periodic assessments at the guaranteed level against all other unit owners within that condominium. However, the developer must pay common expenses incurred during such period which exceed regular periodic assessments against other unit owners in the same condominium. SECTION 1265 Association emergency powers. Schedule. However, such distance requirement does not apply to an association governing a timeshare condominium. No amendment to the articles of incorporation or bylaws is valid unless recorded with identification on the first page thereof of the book and page of the public records where the declaration of each condominium operated by the association is recorded. It is important to review the governing documents prior to embarking on the special assessment path to ensure that what the association would like to raise the funds for is appropriate (if it is not, an amendment to the governing documents may be required prior to levying the special assessment). These consequences may include unit owners refusing to pay the special assessment because they claim that the association did not follow the proper procedure for levying the special assessment or that the special assessment was not levied for a proper common purpose. OF (NAME OF CONDOMINIUM), A CONDOMINIUM AS SET FORTH IN THE DECLARATION OF CONDOMINIUM AND THE EXHIBITS ANNEXED THERETO AND FORMING A PART THEREOF, RECORDED IN OFFICIAL RECORDS BOOK , PAGE , OF THE PUBLIC RECORDS OF COUNTY, FLORIDA. 77-174; s. 5, ch. 27 Florida laws governing community associations require notice of meetings to encourage owner participation. If there is not a quorum at the special meeting or a substitute budget is not adopted, the annual budget previously adopted by the board shall take effect as scheduled. Assessments and installments on assessments which are not paid when due bear interest at the rate provided in the declaration, from the due date until paid. GENERAL PROVISIONS (ss. 4, 5, ch. By recording a notice in substantially the following form, a unit owner or the unit owners agent or attorney may require the association to enforce a recorded claim of lien against his or her condominium parcel: A release of lien must be in substantially the following form: The association may bring an action in its name to foreclose a lien for assessments in the manner a mortgage of real property is foreclosed and may also bring an action to recover a money judgment for the unpaid assessments without waiving any claim of lien. 718.121. Executed this day of , (year). The association has a lien on each condominium parcel to secure the payment of assessments. 2009-21; s. 10, ch. b. RIGHTS AND OBLIGATIONS OF DEVELOPERS (ss. The board may temporarily fill the vacancy during the period of suspension. With respect to condominiums created on or after October 1, 1994, the bylaws shall include a provision granting the association a limited power to convey a portion of the common elements to a condemning authority for the purpose of providing utility easements, right-of-way expansion, or other public purposes, whether negotiated or as a result of eminent domain proceedings. 94-350; s. 87, ch. Disclaimer: The information on this system is unverified. The notice requirements of this subsection are satisfied if the unit owner records a notice of contest of lien as provided in subsection (5). However, if broadcast notice is used in lieu of a notice posted physically on the condominium property, the notice and agenda must be broadcast at least four times every broadcast hour of each day that a posted notice is otherwise required under this section. If the bylaws fail to provide a method of amendment, the bylaws may be amended if the amendment is approved by the owners of not less than two-thirds of the voting interests. The tenants landlord shall provide the tenant a credit against rents due to the landlord in the amount of moneys paid to the association. 5, 6, ch. Assessments; liability; lien and priority; interest; collection. In that case, you must provide the association written proof of your payment within 14 days after receiving this notice and your obligation to pay rent to the association would then begin with the next rental period. The notice of late assessment must be sent by first-class United States mail to the unit owner at his or her last address as reflected in the association's records and, if such address . The claim of lien secures all unpaid assessments that are due and that may accrue after the claim of lien is recorded and through the entry of a final judgment, as well as interest, administrative late fees, and all reasonable costs and attorney fees incurred by the association incident to the collection process. The owners of units shall be shareholders or members of the association. Provide a list of, and contact information for, all other associations of which the unit is a member. Within 90 days after being elected or appointed to the board of an association of a residential condominium, each newly elected or appointed director shall certify in writing to the secretary of the association that he or she has read the associations declaration of condominium, articles of incorporation, bylaws, and current written policies; that he or she will work to uphold such documents and policies to the best of his or her ability; and that he or she will faithfully discharge his or her fiduciary responsibility to the associations members. Any meeting at which a proposed annual budget of an association will be considered by the board or unit owners shall be open to all unit owners. 2000-201; s. 56, ch. Copyright 2000- 2023 State of Florida. Unit owners have the right to participate in meetings of unit owners with reference to all designated agenda items. 2017-93; s. 2, ch. The different voting and election procedures may provide for elections to be conducted by limited or general proxy. Once the determination is made to vote on a special assessment, the association must provide written notice to each unit owner. Unless otherwise provided in this chapter or in the declaration, articles of incorporation, or bylaws, and except as provided in subparagraph (d)4., decisions shall be made by a majority of the voting interests represented at a meeting at which a quorum is present. Nothing in this subsection shall be construed to bestow upon any lien, mortgage, or certified judgment of record on April 1, 1992, including the lien for unpaid assessments created herein, a priority which, by law, the lien, mortgage, or judgment did not have before that date. Suite 1800 See bylaw. Notice shall be provided as required for any regularly called meeting of the unit owners, and must state the purpose of the meeting. After service, the association has 90 days in which to file an action to enforce the lien; and, if the action is not filed within the 90-day period, the lien is void. In calculating the amounts that are scheduled to become due, the association may assume that any delinquent amounts will remain delinquent during the effective period of the estoppel certificate. (5) . If a developer-controlled association has maintained all insurance coverage required by s. A developer who owns condominium units, and who is offering the units for sale, may be excused from payment of assessments against those unsold units for the period of time the developer has guaranteed to all purchasers or other unit owners in the same condominium that assessments will not exceed a stated dollar amount and that the developer will pay any common expenses that exceed the guaranteed amount. In any case where the bylaws are silent as to the associations power to convey common elements as described in subparagraph 1., the bylaws shall be deemed to include the provision described in subparagraph 1. Unless the bylaws provide otherwise, any remaining vacancies shall be filled by the affirmative vote of the majority of the directors making up the newly constituted board even if the directors constitute less than a quorum or there is only one director. 2008-28; s. 88, ch. Service of process. If an association receives a request for an estoppel certificate from a unit owner or the unit owners designee, or a unit mortgagee or the unit mortgagees designee, and fails to deliver the estoppel certificate within 10 business days, a fee may not be charged for the preparation and delivery of that estoppel certificate. The 2022 Florida Statutes (including 2022 Special Session A and 2023 Special Session B) Title XL REAL AND PERSONAL PROPERTY: . One percent of the original mortgage debt. TO: (Name and address of association) You are notified that the undersigned contests the claim of lien filed by you on , (year), and recorded in Official Records Book at Page , of the public records of County, Florida, and that the time within which you may file suit to enforce your lien is limited to 90 days from the date of service of this notice. If the tenant paid rent to the landlord or unit owner for a given rental period before receiving the demand from the association and provides written evidence to the association of having paid the rent within 14 days after receiving the demand, the tenant shall begin making rental payments to the association for the following rental period and shall continue making rental payments to the association to be credited against the monetary obligations of the unit owner until the association releases the tenant or the tenant discontinues tenancy in the unit. For purposes of this paragraph, the term candidate means an eligible person who has timely submitted the written notice, as described in sub-subparagraph 4.a., of his or her intention to become a candidate. The right to reimbursement may not be waived or modified by any contract or agreement. Proxy questions relating to waiving or reducing the funding of reserves or using existing reserve funds for purposes other than purposes for which the reserves were intended must contain the following statement in capitalized, bold letters in a font size larger than any other used on the face of the proxy ballot: WAIVING OF RESERVES, IN WHOLE OR IN PART, OR ALLOWING ALTERNATIVE USES OF EXISTING RESERVES MAY RESULT IN UNIT OWNER LIABILITY FOR PAYMENT OF UNANTICIPATED SPECIAL ASSESSMENTS REGARDING THOSE ITEMS. Except as otherwise provided in subsection (1) and as set forth below, the lien is effective from and shall relate back to the recording of the original declaration of condominium, or, in the case of lien on a parcel located in a phase condominium, the last to occur of the recording of the original declaration or amendment thereto creating the parcel. Unit owners may consider and adopt a substitute budget at the special meeting. Board meetings held for the purpose of discussing personnel matters. 77-222; s. 1, ch. CONDOMINIUMS. A critically vital, yet often overlooked, aspect of the special assessment levying process is making sure the special assessment purpose is a proper common expense. 76-222; s. 1, ch. Each proxy is revocable at any time at the pleasure of the unit owner executing it. Electronic transmission may not be used to provide notice of a meeting called in whole or in part for this purpose. 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