Condo Operations and Organization

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Know the framework of a Condo Association

  • The Association:
The operation of a condominium is carried out through its association, usually a not-for-profit association. Associate members are those persons who own units in the condominium. The association manages and operates the condominium community, maintains the common elements, and provides services related to their duties.
The condo association has powers and responsibilities that are similar to those of local governments.
An association must:
-Establish a budget that addresses the operating expenses for the current period.
-Set aside funds for future maintenance projects.
- Collect assessments to pay for the common expenses
- Must enforce it’s rules and regulation.
  • The Board of Directors:
The board of directors, initially appointed by the developer and subsequently elected by the unit owners, is responsible for managing the affairs of the association.
Directors have a fiduciary relationship with the unit owners, and have the responsibility to act with the highest degree of good faith and to place the interests of the unit owners above the personal interests of the directors.
Each unit owner has the right to be informed and have a voice in the operation of the condominium. For this reason, F.S. 718 requires each condominium association to:
  1. Hold an annual meeting of its unit owners
  2. Provide adequate notice of meetings
  3. Allow unit owners participation at meetings
  4. Conduct elections
  5. Permit unit owners inspection of most of the official records of the association
  6. Prepare and distribute a year-end financial report to the members.
The above is just a summary of some of the rights of unit owners.
  • Management:
The day-to-day management of the condominium property is one of the most important association functions. While the documents provide an outline for orderly operation, real-life operation can be a vastly different experience.
It is the board’s duty and responsibility to determine the association’s needs and provide for the necessary fiscal resources.
If an association chooses to hire a manager to assist the board directors, that person or company will be required under F.S. 468, Part VIII, to be licensed as a Community Association Manager (CAM) or Community Association Firm (CAF) if the association contains more than 10 units, or has an annual budget in excess of $100,000.
The hiring of a manager to administer the day-to-day operational functions of an association does not relieve the board from the responsibility to ensure the association complies with the Condominium Act and the Division’s administrative rules.