Florida Condo Owners — Read This Before You Pay

Stop Paying Illegal Special
Assessments.

Your condo board may be breaking the law — and counting on you not to question it. We audit the paperwork, the votes, and the bids. If they cut corners, the assessment may be invalid.

CONDO BOARDS LIE. OWNERS PAY.

Get My Assessment Reviewed → 📞 (754) 779-3079

Est. 2013 Florida owners' advocates

Ch. 718 Statutory specialists

$1,000s Saved before paying

VIOLATIONS
FOUND

Special Assessment FILE #2024-A731

Roof Replacement & Concrete Restoration

Adopted 06.14 · $1,200,000 · 84 units · $14,285 / unit

Notice period 8 days (req. 14)

Competitive bids 1 of 3 required

Owner vote Skipped — material alteration

Records request Denied 30+ days

Engineer report On file ✓

Vendor ████████████

Board member ties █████████

The Premise

Florida law does not let boards do whatever they want.

Special assessments must follow strict statutory and procedural rules under Chapter 718, Florida Statutes. Notice. Bidding. Voting. Records. Spending limits in your Declaration and Bylaws.

When boards ignore those rules, owners get stuck paying thousands they may not legally owe. The board is counting on the fact that almost no one reads the statute, requests the records, or scrutinizes the bid file.

That's where we come in. Before you pay a single dollar, we tear apart the paperwork and tell you exactly what was done — and what wasn't.

What Chapter 718 actually requires

The statutory floor your board must meet — every time.

§718.112Minimum 14-day written notice to owners
§718.3026Competitive bids on large contracts
§718.113Owner vote for material alterations
§718.111(12)Owner access to official records
§718.116Proper assessment levy & collection
DeclarationSpending limits & voting thresholds

🚩 The Four Most Common

The most common ways boards get it wrong.

If any of these match your situation, the assessment may be challengeable — and you should stop, request the records, and have it reviewed before you pay.

01 ❌ Notice failure

No proper notice was given.

By law, owners must receive at least 14 days' written notice before a special assessment vote. The notice must state the purpose and the date of the meeting. Email blasts, posted flyers, and last-minute add-on agenda items often don't qualify.

No notice = no valid assessment.

02 ❌ Procurement failure

No competitive bidding on big contracts.

Large contracts generally require multiple competitive bids under §718.3026. Boards routinely cite "emergency" to skip this — but "emergency" is a defined legal threshold, not a convenience word. Inflated single-bid contracts are one of the biggest sources of owner overpayment.

"Emergency" isn't a magic word.

03 ❌ Authority overreach

Unapproved material alterations.

Major building changes — new windows, structural reconfigurations, large amenity changes, scope beyond like-for-like repair — often require a unit-owner vote, not just a board vote. Your Declaration usually says so explicitly. Boards skip it constantly because they know most owners won't check.

Check your Declaration. Not the board's word.

04 ❌ Records denial

Stonewalling on official records.

Blocking owner access to official records violates §718.111(12). If your written request is ignored, slow-walked, or partial, that's both a statutory violation and a strong signal there's something they don't want you to see.

Stonewalling is its own evidence.

Match any of these?

Don't pay until you know.

Send us what you have — we'll tell you exactly what's compliant and what's not.

Get My Assessment Reviewed →

🔍 The Audit

What we do — and why boards hate it.

"We don't take the board's word for anything."

Statutory Compliance Audit

We tear apart the notices, agendas, votes, and minutes to expose procedural violations — line by line, against the statute and the governing documents.

Notice review
Quorum & vote validation
Minutes cross-check
Statutory violations log

Governing Document Enforcement

Your Declaration and Bylaws often limit spending authority — even when boards pretend they don't. We map the assessment back to what the documents actually allow.

Spending cap analysis
Voting threshold check
Authority boundaries
Amendment history

Financial & Bid Forensics

We track the money, the contracts, and the scope of work to determine whether the numbers are inflated, padded, or improper. Sole-source contracts get extra scrutiny.

Bid file reconstruction
Scope-vs-cost analysis
Vendor conflicts review
Change order trail

Ready for an audit?

Put your assessment on our desk.

We review the paperwork against the statute and your governing documents. Clear findings, plain English.

Get My Assessment Reviewed →

Free · No Strings

The Florida Special Assessment Compliance Checklist.

A 14-point owner's protection list you can run against any special assessment — before you pay a dollar. Includes the statute citations, the records you need to request, and the red flags that signal an invalid levy.

The 14-day notice rule — what counts, what doesn't
The exact records you can demand under §718.111(12)
How to spot inflated or single-bid contracts
Material alteration triggers your board hopes you miss
Sample records-request language (copy / paste ready)
What to do if your board stonewalls

Send me the checklist.

Enter your details — we'll email the PDF immediately. If you have a deadline, tell us; we'll prioritize.

First Name

Last Name

Email Address

Phone

Condo / Association

City (FL)

Assessment Amount

Deadline (if any)

Your details stay private. No spam. Unsubscribe anytime.

How It Works

From "they sent me a bill" to a clear finding.

Five steps. Plain English. No legalese, no soft language.

Reach out

Call or email with a short description of the assessment and any deadlines you have.

Send what you have

Notices, agenda, minutes, proposed budget, contracts, bids, and owner communications.

We review

Statutory procedure, your governing documents, and the full paper trail — line by line.

You get a clear finding

What appears compliant, what appears improper, and exactly what to request next.

Next steps

If legal action is required, we tell you so — and recommend you consult a licensed Florida attorney.

Services

Four ways we protect owners.

Each can be engaged on its own or as part of a complete assessment review.

Special Assessment Review

Validate notice, meeting/vote requirements, documentation, and stated purpose. The full compliance picture in one report.

Records Request Strategy

What to request, how to request it, and what missing records actually indicate. We give you the language and the priority list.

Bids & Contract Review

Compare scope, pricing, and procurement steps. Flag inflated or improper costs, identify sole-source red flags, and surface conflicts.

Governing Document Review

Identify spending limits, voting thresholds, and the boundaries of board authority your documents actually impose — beyond the statute.

FAQ

Questions owners actually ask.

Is my special assessment automatically legal because the board approved it?

No. Special assessments must meet statutory and procedural requirements under Chapter 718 and the association's governing documents. If steps were skipped — notice, voting, bidding, owner approval where required — the assessment may be challengeable.

What documents should I request?

The assessment notice, meeting agenda, minutes, vote/ballots (if applicable), contracts, bids, proposals, engineer reports, and the association's official records relevant to the project. Our records-request strategy gives you a prioritized list and copy-paste language.

How fast can you review this?

Timing depends on what you already have and whether records must be requested. If you have a payment deadline, include it when you contact us — we prioritize files with active deadlines.

Do you represent owners in court or arbitration?

No. This service provides consulting and document review only. We are not a law firm. If legal action is required, we'll tell you so — and recommend you consult a licensed Florida attorney.

Will the board know I contacted you?

Not unless you choose to share the review or use it in communications with the board. Your engagement with us is confidential to you.

Stop Paying Illegal SpecialAssessments.