Last week we focused on board resolutions. Now it’s the owners’ turn. Most condo and HOA disputes start with skipped rules, personal reactions to enforcement, or not participating until there’s a problem. Living in an association means shared responsibility. Read the documents, stay engaged, pay on time, and address issues early. Follow the process and most conflicts never turn into legal ones.

Every year, condo and HOA boards promise this will be the year things finally run smoothly. And every year, the same problems show up again, late budgets, messy meetings, inconsistent enforcement, frustrated owners, and eventually legal threats. This article breaks down board resolutions that actually work, grounded in Florida law and real-world experience, not wishful thinking. These are the governance fixes that prevent problems before they turn into lawsuits.

For years, condo and HOA boards handled meetings the same way… vote first, let owners speak at the end. An arbitration ruling just declared that practice unreasonable and contrary to the law. Owners must be allowed to comment on agenda items before a vote happens, otherwise their right to speak is meaningless. This decision changes how board meetings will be run and sends a clear warning to HOAs with similar policies.

Confused about reserve waivers in Florida? You’re not alone. As 2026 budgets loom, many boards assume all reserves are now untouchable—but that’s not true. Some reserves can still be waived or paused, depending on your building’s size and inspection history. This blog breaks it down in plain English, including what your proxy must say and how to avoid costly mistakes. Based on Episode 33 of Condo Craze and HOAs.

The Board held seven closed-door meetings claiming to discuss “personnel matters” involving their management and security companies. The arbitrator ruled these were not true personnel matters since the companies were independent contractors, not employees. Under Florida law, only meetings about actual association employees qualify for the closed-door exception — all others must remain open to owners.