By Ivan Mora · Florida-licensed real estate agent, License #3454593 · Updated November 12, 2026
Board minutes show what a condo association has discussed, voted on and postponed. For a Hollywood buyer, the most useful clues are mentions of engineering reports, contractor bids, loans, insurance renewals, legal matters and rule changes. Ask the seller or association for at least the last 12 months of board and owner meeting minutes, read them alongside the budget and estoppel, and treat any repair or financing discussion without a funding decision as a question to resolve before your inspection period ends.
How to get the minutes
Under Florida Statutes §718.111(12), board and owner meeting minutes are official association records. Owners have statutory inspection rights; a prospective buyer should request the records through the seller rather than assume unrestricted access. Ask for at least the last 12 months and compare recurring unresolved issues with the current budget.
Section 718.111(12)(g) requires associations managing a condominium with 25 or more units, excluding timeshare units, to provide the specified digital records on a website or downloadable application. It can be association-operated or a dedicated third-party portal—not necessarily an independently owned website. Required materials include meeting minutes for the preceding 12 months, annual and proposed budgets, financial reports, structural inspection reports and the latest applicable SIRS. Owner-only records belong behind protected access; this is not a public buyer login entitlement.
Discussions that usually mean money
- Engineer or architect engagement, Phase 2 findings, or concrete and balcony testing.
- Contractor bids, "scope" debates or change orders.
- A line of credit, bank loan or "financing options" agenda item.
- Insurance renewal problems, carrier changes or a higher deductible.
- Deferred projects (roof, elevators, seawall, windows, garage).
None of these is automatically bad. The question is whether a decision and a funding source are recorded, or whether the item keeps getting tabled.
Discussions that affect how you can use the unit
- Proposed amendments to rental, pet, vehicle or renovation rules.
- Approval process changes for new buyers or tenants.
- Parking reassignments or storage changes.
Discussion is not adoption. Request the final approved language and effective date. For rental amendments, §718.110(13) distinguishes consenting existing owners from purchasers acquiring title after the amendment takes effect; ask your attorney how the recorded amendment applies to your purchase.
Got a stack of minutes?
Send them over and I'll help you build the question list.
I'll help you flag open repair, insurance and rule items to raise with the association. Call or text 8am–6pm, 7 days a week.
Signals about the association itself
Look for repeated management company changes, board resignations, quorum failures, owner complaints about the same issue across several meetings, or references to litigation. Litigation mentions should prompt a question to the association and, if needed, to your own attorney. Do not draw legal conclusions from a minutes summary.
A simple review routine
- Skim the last 12 months for the words engineer, assessment, loan, insurance, deductible, litigation, amendment.
- List every unresolved item with the meeting date.
- Cross-check each item against the budget, reserve study and estoppel.
- Send the open list to the association in writing before your deadlines.
Sources and scope
- Florida Statutes §718.111 — Association powers and official records — Official records and 25-unit digital posting rules
- Florida Statutes §718.112 — Bylaws and meeting requirements — Board and owner meeting notice and minutes context
- Florida DBPR — Division of Condominiums — Orientation only
Statutory text checked November 12, 2026. Educational guidance, not legal, engineering, lending or insurance advice. Building-specific deadlines, repairs, funding and coverage require current documents and qualified professional review. No association costs, inspection outcomes or insurance quotes are assumed.