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Can an HOA or Condo Budget Committee Meet Privately in Florida?
Florida law treats most budget committee meetings the same way it treats board meetings: they must be open to all unit owners and properly noticed in advance. If a committee is helping shape the association’s budget review numbers, discuss priorities, or forming a recommendation for the board, that process is meant to happen where owners can see it, not behind closed doors. A board can’t quietly adopt a budget “on the committee’s recommendation” without residents having had the right to attend the meeting where that recommendation was made. Open meeting requirement: A Florida statutory rule requiring certain meetings, including many committee meetings, to be accessible to all members, with advance public notice, rather than held as a closed session only board members or staff can attend. Requirements for Budget Committee Meetings in Florida Under F.S. 718.112(2)(c)4, any committee that makes budget recommendations to the board, or takes final action on
How Healthy Are Your Condo Association’s Reserves?
A “healthy” condo reserve fund is one large enough to cover future major repairs and replacements without forcing a special assessment and for many structural components in Florida, state law requires that account to be fully funded, not just adequately funded. That’s a significant shift from just a few years ago, and it’s one every board and owner needs to understand. A few terms worth defining before going further: Reserve fund: Money set aside separate from day-to-day operating funds to pay for major future repairs and replacements: roofing, structural work, elevators, painting, and similar capital items. Reserve study: A professional assessment of a property’s age, condition, and expected lifespan of major components, used to project how much money the reserve fund needs and when. SIRS (Structural Integrity Reserve Study): A Florida-specific reserve study required for condo and cooperative buildings three stories or taller, covering structural components like the roof, load-bearing
4 Things to Check Before You Build Next Year’s Budget
Before a board opens a spreadsheet and starts plugging in numbers, there’s diagnostic work that must happen first about a physical walkthrough, a vendor review, an insurance check, and a reserve reassessment. Skipping straight to the numbers without this groundwork is exactly how boards end up with a budget that looks fine on paper but falls apart by midyear. One term worth clarifying before diving in: Fiduciary duty: The legal obligation that board members must act in the association’s best financial interest, including making sure insurance coverage, reserve funding, and vendor spending are all reasonably managed, not just approved on autopilot. Why Do a Maintenance Walkthrough Before Building the Budget? Because you can’t budget for what you haven’t identified. Before crunching any numbers, walking through the property and asking: Does the roof need attention? Do common areas need repainting? Are residents asking for an amenity to upgrade? Every community has
How Healthy Is Your Community? Driving Wellness Beyond the Sauna
For years, “wellness” in condos, HOAs, and active adult communities has meant one thing: amenities. A gym. A spa. Maybe a sauna or a cold plunge. But according to the panelists on KWPMC’s latest community wellness webinar, that definition is already out of date. “Community wellness isn’t what’s in the building anymore,” said Jorge Larrieu, Director of Sales for KW Property Management & Consulting (KWPMC). “It’s how buildings or communities make our residents’ lives feel – and more attractive.” KWPMC Executive Vice President Zuly Maribona and Partner Alex Martin hosted the live session, How Healthy Is Your Community? Driving Wellness Beyond the Sauna, alongside Kane Sarhan, Co-Founder & CCO of The WELL, and Jorge Larrieu. The conversation covered what wellness programming really means for condo associations and HOAs in 2026 – and, more importantly, how any community, regardless of budget, can build a healthier culture starting today. Wellness Programming Starts
Why Preventative Maintenance Is One of the Most Valuable Investments a Florida Association Can Make
Introduction: Why Preventative Maintenance in Florida Can’t Be Ignored In Florida’s hot, humid, and hurricane-prone environment, preventative maintenance in Florida isn’t just the best practice it’s a critical function for community associations. Condominium and homeowners’ associations (HOAs) must proactively care for their buildings, common areas, and infrastructure to avoid costly surprises and legal headaches. Delaying maintenance might seem like a cost-saving strategy but in Florida, neglect quickly leads to damage. From salt air erosion to mold growth and roof deterioration, the Sunshine State’s conditions are harsh. That’s why more associations are asking, what are preventative maintenance inspections and how can they help us stay ahead? This guide walks through the essential components of a successful preventative maintenance program tailored to Florida, including practical strategies, legal compliance tips, and key reasons why it’s one of the smartest investments a board can make. Key Takeaways: What Every Florida Association Needs to Know