Florida Owner Watch | November 2–8, 2026

When must condominium board-election notices reach owners?

A condo association generally provides a first board-election notice at least 60 days before voting, accepts candidate intent at least 40 days before, and sends a second notice and ballot 14–34 days before. These are standing rules in Florida's 2025 statutes, not new law arising from the November 3 general election. Time-share condominiums and uncontested races have exceptions. Check your own annual meeting and current governing documents.

Must your HOA explain an architectural denial?

Florida's architectural-control law requires an HOA denying an owner's proposed structure or improvement to identify in writing the specific rule or covenant and the proposed element that does not conform. These are standing protections in the 2025 Florida Statutes archive, not news of a court case. A denial notice does not eliminate government permit requirements or give automatic permission to build. Check the declaration and approved design standards before acting.

Who holds covered timeshare purchase funds before closing?

Under Florida's timeshare law, a developer must establish an escrow account with an escrow agent to safeguard covered buyer funds or property before submitting a public offering statement. Escrow custody and release follow statutory conditions. This is standing guidance from 2025, distinct from last week's question about refund timing after a valid cancellation. Private resales, different plans or exempt transactions may be subject to other rules; confirm how the specific purchase is structured.

Can co-op reserves be placed in certificates of deposit?

Florida's cooperative statute directs boards to use best efforts to make prudent investment decisions with operating and reserve funds. Deposits in qualifying certificates of deposit or bank accounts may be made without an owner vote, while proper accounting and safeguards still apply. This standing 2025 rule differs from last week's co-op budget deadline. The board should be able to show owners how reserves are invested, when funds become available and what financial protection applies.

What does Amendment 3 change after Tuesday's vote?

Florida voters approved Amendment 3 on November 3, according to an original Florida Chamber report dated November 4 with unofficial vote totals. Qualifying homesteads receive an increased exemption for non-school property taxes of $150,000 in 2027 and $250,000 in 2028. The non-homestead assessed-value growth cap decreases from 10% to 5%. Residency rules and implementation details matter. The measure takes effect January 1, 2027, and does not erase current 2026 property-tax bills.

Does Sarasota's 2026 tax bill still need payment?

Yes. Sarasota County's Tax Collector says 2026 property-tax bills mailed or emailed October 30 must still be paid as issued. Changes from the November 3 Amendment 3 vote first affect 2027 taxes, not this year's bill. School levies and non-ad valorem assessments can remain. The county's Tax Collector handles bills and payments; the Property Appraiser handles values and exemptions. This is a local billing notice distinct from the statewide election-results story.

Where can directors find free DBPR classes this week?

November 9, 2026

Florida DBPR lists free online board education: a condo and board-member certification course November 9 at 9 a.m. Eastern, followed by a legislative-updates class November 13 at 10 a.m. Eastern. Both are upcoming participation opportunities rather than new laws. Registration links are in the official event calendar. Check whether the individual class meets the training requirements of your association, and whether seats remain available before joining.