Florida community association education. Reviewed November 4, 2026. General information, not legal advice.
One calendar, several different procedures
Florida condominium boards use section 718.112 for bylaws, meetings, elections and budgets. These subjects overlap, but their procedures are not identical. The annual meeting date does not by itself establish a valid election process, and an ordinary board-meeting notice is not a substitute for the notices required for special subjects.
For residential condominium associations with more than 10 units, the board must meet at least quarterly. At least four agendas each year must provide an opportunity for owner questions. Open participation and orderly meetings can coexist when the board establishes reasonable procedures consistent with the statute.
Distinguish the meeting types
Ordinary board meetings generally require 48 continuous hours of posted notice. Some matters, including special assessments and certain rules concerning unit use, have longer and more specific notice requirements. The board should identify the subject before selecting the notice form, not approve a generic form and decide the agenda later.
Remote participation is permitted under statutory conditions, but a video link is only part of compliance. Check access, notice, physical-location and recording requirements in the current statute before choosing a fully remote or hybrid format. Directors participating through permitted real-time communications are different from directors trying to vote later by email.
The ordinary residential condominium election sequence starts with a first election notice at least 60 days in advance. Candidates generally must give written notice of intent at least 40 days before the election. The second notice and ballot go out no fewer than 14 and no more than 34 days before election day. Candidate information sheets have their own submission deadline. Exceptions, including relevant small-association provisions, require separate review.
Do not confuse quorum and election turnout
The statute's ordinary election process has no quorum requirement, but at least 20 percent of eligible voters must cast ballots for a valid election. Other member decisions use their applicable quorum and approval standards. Proxies also have limits, particularly in board elections. Treating all votes as one category is an avoidable source of disputes.
Budget adoption is another distinct workflow. Prepare the proposed budget and required supporting information, select the correct notice and meeting procedure, and address reserve requirements separately from operating expenses. A large increase should trigger review of the statute's substitute-budget provisions rather than an unsupported promise that owners can veto any increase.
Board checklist
Work backward from the annual meeting. Mark election notices, candidate deadlines and ballot preparation. Schedule quarterly meetings and owner-question opportunities. Confirm eligibility and voting interests before distribution. Retain proof of notices, ballots and meeting records. Review remote-access arrangements before sending invitations. Have counsel verify exceptions, disputed nominations and significant budget procedures rather than copying a Chapter 720 HOA election packet.