How do Florida condo elections, meetings and board certification work?
Board certification. Every newly elected or appointed condominium director must, within 90 days, give the association secretary a signed certification and complete a state-approved 4-hour education course covering milestone inspections, reserves, elections, recordkeeping, financial literacy, fines, and meeting/notice rules. (Both documents may alternatively be submitted within 1 year before the election or appointment.) The certification is valid for 7 years if the director serves without interruption, and directors must also take a 1-hour continuing-education course each year on that year's changes to Chapter 718. A director who does not comply is suspended from the board until they do (§ 718.112(2)(d); confirmed against the DBPR board-certification guide).
Elections run on a fixed timeline before the annual meeting: a first notice at least 60 days out, candidate notices of intent at least 40 days out, information sheets at least 35 days out, and a second notice with the ballot package 14–34 days out. There is no quorum requirement, but at least 20% of eligible voters must cast ballots, and an election is only held if there are more candidates than open seats.
Meetings & budgets. Board meetings generally need 48 hours' notice; the annual budget meeting needs 14 days' notice with the proposed budget. In a residential association of more than 10 units, the board must meet at least once each quarter, and at least four times a year the agenda must include an owner question-and-answer opportunity. Associations may also adopt electronic voting by board resolution with owner consent, and any association without e-voting must designate an email address to receive emailed ballots (§ 718.128).
What § 718.112 says, section by section
| Subsection | Plain-English translation | Citation |
|---|---|---|
| (2)(c) | Board meetings: notice + agenda posted (generally 48 continuous hours, except emergencies); owners may attend and speak; some items (assessments, rules) need 14 days; in a residential association of > 10 units, the board meets at least quarterly, with an owner Q&A agenda item at least 4×/year. | § 718.112(2)(c) |
| (2)(d)3 | Eligibility & terms: annual election by secret ballot; election only if candidates exceed seats; a candidate must be eligible (not delinquent, etc.); term limits (8 consecutive years, unless approved by two-thirds of votes cast). | § 718.112(2)(d)3 |
| (2)(d)5.a | Notice ladder: first notice ≥ 60 days; candidate notice of intent ≥ 40 days; info sheets ≥ 35 days; second notice + ballot 14–34 days before the meeting; no quorum but ≥ 20% of eligible voters must cast ballots. | § 718.112(2)(d)5.a |
| (2)(d)5.b | Director certification within 90 days (or within 1 year before election/appointment): signed certification and a state-approved 4-hour course; valid 7 years uninterrupted; 1-hour CE annually; noncompliance = suspension until cured; association retains the certificates 7 years (or tenure, whichever is longer). | § 718.112(2)(d)5.b |
| (2)(e) | Budget meeting notice: notice + proposed budget ≥ 14 days before the meeting at which the budget is considered. | § 718.112(2)(e) |
| (2)(f) | Annual budget & reserves: the board adopts the annual budget ≥ 14 days before the fiscal year starts ((f)1); reserve accounts, funding, and the limits on waiving/reducing them (SIRS items cannot be waived — see SIRS page). | § 718.112(2)(f) |
| § 718.128 | Electronic voting: allowed by board resolution + owner consent; identity authentication, ballot secrecy for elections, receipts, recount access; associations without e-voting must designate an email for emailed ballots (§ 718.128(7)); 25% owner petition forces board adoption. | § 718.128 |