Wint er 20 18?Special Edit ion? Elect ion Guide

Wint er 20 18?Special Edit ion? Elect ion Guide 1

I t?s t h at t i m e of th e y ear agai n. T h e w eath er h as gr ow n col d u p i n th e n or th er n p ar t s of t h e U S, an d m an y of ou r season al r esi d en ts h ave ar r i ved i n su n n y Sou th Fl or i d a to en joy t h e w i n t er. For m ost A ssoci ati on s, w h i l e r esi d en cy i s at f u l l cap aci ty, i t?s ti m e f or t h e A n n u al M em ber sh i p m eeti n g, an d th e el ecti on of th e Boar d of D i r ector s. T h i s Sp eci al Ed i ti on w i l l of f er th e best gu i d an ce on th e El ecti on p r ocess f or Con d om i n i u m s, H om eow n er s A ssoci ati on s, an d Co- O p er ati ves. O u r l egal team at Rosen bau m PL L C h as y ear s of ex p er i en ce i n com m u n i ty associ ati on l aw, an d p l en ty of i n si gh t i n t o th e cu r r en t h ot top i cs an d qu esti on s su r r ou n d i n g th i s i m p or tan t an n u al even t. W e w i l l al so p r ov i d e f or y ou h el p f u l ti p s to m ake y ou r el ecti on as sm oot h as p ossi bl e, as w el l as an sw er s to som e of th e d i f f i cu l t si tu ati on s th at cou l d ar i se. At Rosen bau m PL L C, w e car e d eep ly abou t ou r cl i en ts. O u r ai m i s to assi st i n p r ov i d i n g t h e h i gh est l evel of ex p er ti se on A n n u al M eeti n gs an d El ecti on s, both i n p r ep ar at i on of th e even t, d u r i n g th e even t, an d af ter, i n th e even t of an el ect i on ch al l en ge. PROPER NOTICE OF THE ELECTION OF DIRECTORS Each t y p e of A ssoci ati on h as i ts ow n u n i qu e p r ocess f or n oti ci n g an El ect i on of D i r ect or s an d A n n u al M em ber s M eeti n g. Su m m ar i zed bel ow i s th e p r ocess f or N ot i ce an d r equ i r em en ts f or each of th e d i f f er en t ty p es of A ssoci ati on s. Con d om i n i u m s an d Co- O p er ati ves: El ect i on s ar e to be h el d i n accor d an ce w i th Fl or i d a Statu tes. Con d om i n i u m s ar e gover n ed by Ch ap ter 718.112(2)(d ), an d Ru l e 61B- 23.0 0 21 i n th e Fl or i d a Ad m i n i str ati ve Cod e (?FAC?) u n l ess y ou r associ ati on h as f ew er th an 10 u n i ts an d h as ad op ted an al t er n at i ve el ecti on p r oced u r e w i th i n th e gover n i n g d ocu m en ts. Co- O p er ati ves f ol l ow t h e sam e r u l es, an d ar e su bject to gover n an ce by Ch ap ter 719.10 6(1)(e), an d Ru l e 61B- 75.0 0 5 i n th e FAC. T h ese p r oced u r es ar e m an d ator y, r egar d l ess of w h at i s st at ed i n y ou r associ at i on?s gover n i n g d ocu m en ts. T h e p r ocess i s as f ol l ow s: T w o n oti ces m u st be m ai l ed or d el i ver ed to th e u n i t ow n er s p r i or t o t h e d ate of y ou r el ecti on an d A n n u al M eeti n g. T h e f i r st n oti ce m u st be sen t at l east si x t y (60 ) d ay s p r i or to th e m eeti n g, an d th e secon d n oti ce m u st be sen t n o l ess t h an f ou r t een (14) d ay s p r i or to th e m eeti n g, an d n ot m or e th an th i r ty - f ou r (34) d ay s p r i or. U n i t ow n er s d esi r i n g to be a can d i d ate m u st r etu r n t h ei r N ot i ce of I n ten t to be a can d i d ate, i n w r i ti n g, n o l ess t h an f or t y (40 ) d ay s p r i or to th e m eeti n g. I f a can d i d at e w i sh es to su bm i t an i n f or m ati on sh eet abou t h i m sel f or h er sel f, i t m u st be r ecei ved n o l ess t h an t h i r t y - f i ve (35) d ay s p r i or to th e m eeti n g, an d m ay n ot exceed on e si d e of an 8 ½ x 11 i n ch p age. 2 2

O n ce al l su bm i ssi on s ar e r ecei ved an d y ou h ave d et er m i n ed an el ecti on i s n ecessar y, t h e secon d n ot i ce m u st be sen t to each u n i t ow n er w i t h at l east on e ou ter en vel op e, on e i n n er en vel op e, an d on e bal l ot f or each u n i t ow n ed by t h at ow n er. T h e i n n er an d ou ter en vel op es ar e f or r etu r n i n g th e com p l eted bal l ot s, an d en su r i n g secr ecy i n voti n g. Each sm al l er, i n n er en vel op e, i s to con tai n on e com p l et ed bal l ot, an d sh ou l d n ot be r et u r n ed w i t h an y oth er i n f or m ati on w i th i n t h e en vel op e or an y m ar k i n gs on th e ex t er i or? m ean i n g th e en vel op e sh ou l d be cl ean on t h e ou tsi d e. T h e l ar ger, ou ter en vel op e i s to be p r e- ad d r essed to th e p er son or en ti ty au t h or i zed t o r ecei ve th e bal l ots on beh al f of th e associ ati on. T h e ou tsi d e of th i s en vel op e m u st h ave a p l ace f or th e n am e of th e el i gi bl e voter, u n i t n u m ber, an d th e voter 's si gn atu r e. O n ce th e associ ati on h as r ecei ved th e bal l ot, by m ai l or h an d d el i ver y, n o bal l ot m ay be r esci n d ed or ch an ged. A l l en vel op es r ecei ved by th e associ ati on ar e n ot to be op en ed u n ti l th e com m en cem en t of th e el ecti on. H om eow n er s A ssoci ati on s: U n l i ke Con d om i n i u m s an d Co- O p's, H om eow n er s A ssoci ati on el ecti on n ot i ce p r oced u r es ar e set f or th by th e gover n i n g d ocu m en ts (F.S 720.30 6(9)(a)). Com m u n i ty A ssoci ati on M an ager s ar e p r oh i bi ted f r om i n ter p r eti n g l egal d ocu m en t s. I t is i m p or tan t to sp eak w i th y ou r A ssoci ati on?s attor n ey to r ev i ew th e p r oced u r e th at i s r equ i r ed by y ou r com m u n i ty 's d ecl ar ati on an d by l aw s. Q U A L I FI C AT I O N S A N D EL I GI B I L I T Y O F B O A RD M EM B ERS O n e of t od ay?s h ot top i cs i s el i gi bi l i ty of boar d can d i d ates. I n r ecen t y ear s, th er e h ave been ch an ges r egar d i n g d el i n qu en cy of ow n er s. T h e cu r r en t r equ i r em en t f or al l associ at i on s i s th at ow n er s m u st be f u l ly p ai d (n ot ow i n g an y assessm en ts, f i n es, or an y ot h er m on et ar y obl i gati on ) on th e f i n al d ate th at n om i n at i on s ar e al l ow ed. For Con d om i n i u m s an d Co- O p s, th i s i s th e l ast d ate th at th e I n ten t to Ru n m ay be su bm i t t ed. For H O A's, th i s can d ep en d on th e gover n i n g d ocu m en ts, as som e A ssoci at i on s st i l l al l ow n om i n ati on s f r om th e f l oor. A l l A ssoci at i on s r equ i r e th at can d i d ates n ot be con v i cted of an y f el on y i n th e U n i t ed St at es, con v i ct ed of an y oth er of f en se w h i ch w ou l d be con si d er ed a f el on y i n th i s st at e, or w h o h ave n ot h ad th ei r ci v i l r i gh ts r estor ed f or at l east 5 y ear s. T h e can d i d at es al so m u st n ot be ch ar ged w i th, or cu r r en tly u n d er i n vesti gati on f or, an y f el on y th ef t or em bezzl em en t of f en ses i n volv i n g th e A ssoci ati on 's f u n d s. I n ad d i t i on t o th e stan d ar d el i gi bi l i ty r equ i r em en ts, th e 20 17 l egi sl ati on i m p osed n ew t er m l i m i t s t o con d om i n i u m s, l i m i ti n g tw o y ear ter m d i r ector s to 8 con secu ti ve y ear s, u n l ess t h er e ar e n ot en ou gh el i gi bl e can d i d ates f or an el ecti on {F.S. 718.112(2)(d )2}. O n ce el ect ed, B oar d m em ber s m u st com p ly w i th th e state r equ i r em en ts ap p l i cabl e to al l A ssoci at i on ty p es. T h i s r equ i r em en t states th at w i th i n 90 d ay s af ter bei n g el ect ed or ap p oi n t ed t o t h e boar d, each d i r ector sh al l cer ti f y, i n w r i ti n g to th e secr etar y of th e associ at i on, t h at h e or sh e h as r ead th e associ ati on?s d ecl ar at i on, ar t i cl es of i n cor p or at i on, by l aw s, an d cu r r en t w r i tten p ol i ci es; th at h e or sh e w i l l w or k to u p h ol d su ch d ocu m en ts an d p ol i ci es to th e best of h i s or h er abi l i ty ; an d th at h e or sh e w i l l f ai t h f u l ly d i sch ar ge h i s or h er f i d u ci ar y r esp on si bi l i ty to th e associ ati on?s m em ber s. I n l i eu of t h i s w r i tten cer ti f i cati on, a d i r ector m ay su bm i t a cer ti f i cate of sat i sf act or y com p l et i on of B oar d m em ber cer ti f i cati on cl ass, w h i ch i s good f or u p to 5 y ear s. O u r firm will be an n ou n ci n g m u l ti p l e d ates an d l ocati on s on ou r w ebsi t e,w w w.r osen bau m p l l c.com, i n th e n ear f u tu r e. Boar d m em ber s w h o f al l beh i n d m or e th an n i n ety (90 ) d ay s p ast d u e, f or an y m on et ar y d el i n qu en cy, w i l l be d eem ed to h ave aban d on ed th ei r p osi ti on on th e boar d. 3 3

PROCEDURAL REFEREN CE GUI DE FOR EL ECTI ON S CONDOM INIUM S (718) / CO-OPERATIVES (719) HOM EOWNERS ASSOCIATIONS(720) 1st N o t i ce 60 D ay s f r om t h e El ect i on d at e N ot i ce p r oced u r e i s d et er m i n ed by t h e gover n i n g d ocu m en t s, an d m ay or m ay n ot r equ i r e m or e t h an on e m eet i n g n oti ce I n t en t t o Ru n Due 40 D ay s f r om th e El ect i on d at e, n o n om i n ati on s f r om th e f l oor of t h e m eet i n g D et er m i n ed by t h e gover n i n g d ocu m en t s / M ay al l ow f or n om i n at i on s f r om t h e f l oor C an d i d at e I n f o r m at i o n Sh eet D u e 35 D ay s f r om th e El ect i on d at e. M ay n ot exceed on e si d e of on e p age t h at i s 8 1/ 2 x 11 i n ch es N ot i ce p r oced u r e i s d et er m i n ed by t h e gover n i n g d ocu m en t s 2n d N o t i ce N ot l ess th an 14 d ay s, or m or e t h an 34 d ay s f r om th e El ect i on d at e. N ot i ce p r oced u r e i s d et er m i n ed by t h e gover n i n g d ocu m en t s, an d m ay or m ay n ot r equ i r e m or e t h an on e m eet i n g n oti ce N o m i n at i n g C o m m i t t ee N ot Per m i tt ed D et er m i n ed by t h e gover n i n g d ocu m en t s. Pr ox y Vo t i n g N ot Per m i t ted. T h e p r ox y i s u sed on ly f or th e d eter m i n at i on of a qu or u m of t h e M em ber s M eet i n g. D et er m i n ed by t h e gover n i n g d ocu m en t s. Q u or u m U n l ess a l ow er p er cen t age i s p er m i t t ed i n th e By - l aw s,on ly 20 % of t h e el i gi bl e vot er s n eed to h ave cast B al l ot s i n or d er t o h ol d a val i d el ect i on. A qu or u m of t h e M em ber s M eeti n g i s n ot r equ i r ed. A qu or u m of t h e m em ber sh i p w h er e t h e El ect i on i s t o be h el d m eet i n g i s r equ i r ed, an d sh al l be 30 % of t h e t ot al, el i gi bl e, vot i n g i n t er est s, u n l ess a l ow er n u m ber i s p r ov i d ed i n t h e By - l aw s 4 4

ELECTRONI C V OTI NG El ectr on i c voti n g, or con d u ct i n g y ou r el ecti on t h r ou gh an I n t er n et - based, on l i n e vot i n g sy stem, i s a f ai r ly n ew tr en d i n com m u n i t y associ at i on s t od ay. T h er e ar e som e r est r i ct i on s, an d t h er e ar e som e A ssoci ati on s?th at th i s ty p e of voti n g ju st w i l l n ot w or k f or. T h e f ol l ow i n g con d i t i on s f or con d om i n i u m s, as set f or t h by t h e Fl or i d a D ep ar t m en t of Bu si n ess an d Pr of essi on al Regu l at i on (D BPR), ar e: Each member voting electronically must consent, in writing, to electronic voting. T he Association must provide each member with a method to: - Authenticate the member's identity to the on line voting system. - T ransmit an electronic ballot for board elections to the electronic voting system that ensures the secrecy and integrity of each ballot. - Verify the authenticity of receipts sent from the electronic voting system. - Confirm, at least 14 days before the voting deadline that the member's electronic device can successfully communicate with the on line voting system. I n addition, the condominium association's on line voting system must be able to: Authenticate the member's identity. - Authenticate the validity of each electronic vote to ensure that the vote is not altered in transit. - T ransmit a receipt from the on line voting system to each member who casts an electronic vote. - Permanently separate any authentication or identifying information from an electronic ballot for board elections, rendering it impossible to tie a ballot to a specific member. - Store and keep electronic ballots accessible to election officials for recount, inspection, and review purposes. - A member voting electronically is counted as being in attendance at the meeting for purposes of determining a quorum, and for condominium associations, a quorum established based on members voting electronically For h om eow n er s associ at i on s, th e statu t e v i r tu al ly m i r r or s t h e con d om i n i u m r u l es above, w i th t h e ad d i ti on al l an gu age th at th e voti n g m et h od m u st be con si sten t w i t h t h e vot i n g p r oced u r es i n t h e associ at i on?s by l aw s. St at u t e 720.317(4) f u r t h er stat es t h at a r esol u t i on by t h e boar d of d i r ector s i s r equ i r ed to con d u ct el ect r on i c el ect i on s. T h i s r esol u ti on i s r equ i r ed t o be n ot i ced, i n w r i ti n g, 14 d ay s i n ad van ce of th e m eeti n g at w h i ch i t w i l l be ap p r oved. ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ 5 5

W H EN T H ERE I S A D I SPU T E Each A ssoci at i on t y p e h as d i f f er en t r u l es r egar d i n g el ect i on d i sp u tes, bu t al l of t h em w i l l n eed t o f ol l ow t h e gu i d el i n es set f or t h by th e D BPR. For al l com m u n i t y t y p es, t h e t i m e p er i od t o d i sp u t e y ou r el ect i on i s si x ty (60 ) d ay s af t er t h e con cl u si on of t h e el ect i on. I n a con d om i n i u m or a cop - op, d i sp u tes w ou l d t y p i cal ly be f i l ed as a D BPR com p l ai n t. I n a h om eow n er s associ at i on, p u r su an t t o F.S 720.30 6(9) an d 720.311, m an d ator y bi n d i n g ar bi t r ati on i s r equ i r ed f or al l el ecti on d i sp u tes. T h er e i s a cost t o t h i s, an d y ou m u st h ave su p p or t i n g d ocu m en t at i on. T h ese f or m s ar e avai l abl e at : h t t p :// w w w.m y f l or i d al i cen se.com / d bp r / l sc/ f or m s.h t m l. I t i s a r equ i r em en t of al l con d om i n i u m s an d co- op s t o r et ai n al l el ect i on r ecor d s f or a p er i od of on e (1) y ear af ter th e el ect i on. For H O A s, t h e p er i od i s seven y ear s. T h e A ssoci at i on?s at tor n ey r ep r esen ts t h e A ssoci ati on, an d m ay n ot assi st an y ow n er w i th an el ect i on d i sp u te, or r ecal l of el ect ed d i r ect or s. I n d i v i d u al ow n er s m ay obt ai n t h ei r ow n cou n sel t o assi st w i th an y d i sp u te or ar bi tr at i on. FREQUENTLY ASKED QUESTIONS And Other Information to make your Election a smooth one. To h el p y ou p l an an d execu te a sm oot h el ect i on, w e h ave som e f r equ en t ly asked qu est i on s an d an sw er s bel ow : W h at h ap p en s i f th er e i s a ti e vote i n ou r el ect i on? For con d o an d co- op, a r u n of f el ect i on i s r equ i r ed i n t h e even t of a t i e (u n l ess ot h er w i se st at ed i n th e By - L aw s). T h i s r u n of f el ect i on m u st be h el d n o l ess t h an 21 d ay s, an d n o m or e t h an 30 d ay s af ter th e d ate of th e el ecti on i n w h i ch t h e t i e occu r r ed. A n oti ce of t h i s r u n of f el ect i on m u st be d el i ver ed to ow n er s w i t h i n 7 d ay s af t er t h e or i gi n al el ect i on, an d m u st i n cl u d e a cop y of t h e can d i d at e i n f or m ati on f or th e can d i d at es i n t h e el ect i on, a bal l ot, an d en vel op es con f or m i n g t o t h e sam e p r oced u r e as th e or i gi n al el ect i on n oti ce. For a h om eow n er s associ at i on, Ch ap t er 720 d oes n ot p r ov i d e a m et h od f or br eak i n g a t i e vot e f or t h e el ecti on of d i r ector s. T h er ef or e, t h e associ at i on?s By l aw s sh ou l d be r ev i ew ed t o d eter m i n e i f a p r oced u r e i s sp eci f i ed f or br eak i n g a t i e vot e f or t h e el ect i on of d i r ect or s. I n t h e absen ce of sp eci f i c p r oced u r es i n th e By l aw s, t h e can d i d at es m u st agr ee on p r oced u r e t o br eak t h e t i e, or agr ee to p er m i t th e El ect i on Com m i tt ee, i f ap p l i cabl e, t o d et er m i n e t h e m et h od of br eak i n g th e ti e vote. T h e best op ti on i s a r u n - of f el ect i on con d u ct ed i n t h e sam e m an n er as con d om i n i u m el ecti on s. T h i s w ay, i n th e even t an el ect i on ch al l en ge i s f i l ed af t er t h e el ect i on, t h e ar bi tr ator assi gn ed by th e D i v i si on of Con d om i n i u m s w i l l al r ead y be f am i l i ar w i th t h e r u n - of f p r ocess f ol l ow ed. A l ter n ati vely, t h e w i n n er of a boar d seat can be d et er m i n ed by t h e f l i p p i n g of a coi n f or a tw o- w ay ti e.i n t h e even t of a t h r ee- w ay t i e, t h e can d i d at es can d r aw st r aw s or a n am e can be d r aw n f r om a h at by a d i si n t er ested p er son t o d et er m i n e th e w i n n er. A gai n, th e can d i d ates w ou l d h ave to agr ee on t h e m et h od u sed t o br eak t h e t i e. W h en i s a Voti n g Cer t i f i cate actu al ly n eed ed? Voti n g cer ti f i cat es ar e gen er al ly n eed ed w h en a u n i t or h om e i s ow n ed by m or e t h an on e p er son, a cor p or ati on, ot h er bu si n ess en t i t y, or t r u st. I f y ou r com m u n i t y d oes n ot u se of vot i n g cer t i f i cat es w h en th e gover n i n g d ocu m en t s m an d ate t h ei r u se, t h i s cou l d be gr ou n d s f or an el ect i on ch al l en ge an d a l egal basi s to i n v al i d ate t h e el ect i on. Accor d i n gly y ou sh ou l d con su l t associ at i on cou n sel to d eter m i n e w h at act i on y ou r associ at i on sh ou l d t ake t o com p ly w i th t h e gover n i n g d ocu m en ts or w h et h er to am en d t h e gover n i n g d ocu m en t s t o el i m i n at e t h e u se of vot i n g cer ti f i cates f or th e el ect i on of d i r ect or s. 6 6

FAQ Con t i n u ed : I l i ve i n a con d o, an d on e of th e can d i d at es i s u si n g h i s i n f or m at i on sh eet t o w r i t e n ast y t h i n gs abou t oth er can d i d ates r u n n i n g f or t h e boar d. Can w e d i sal l ow h i s i n f or m ati on sh eet f r om bei n g m ai l ed to th e ow n er s? A. T h e an sw er i s N o. Secti on 718.112(d )4.a. of Fl or i d a?s Con d om i n i u m Act p r ov i d es,?u p on r equ est of a can d i d at e, an i n f or m at i on sh eet, n o l ar ger t h an 81/ 2i n ch es by 11 i n ch es, w h i ch m u st be f u r n i sh ed by th e can d i d ate at l east 35 d ay s bef or e t h e el ect i on, m u st be i n cl u d ed w i th t h e m ai l i n g, d el i ver y, or tr an sm i ssi on of th e bal l ot, w i t h t h e cost s of m ai l i n g, d el i ver y, or el ect r on i c t r an sm i ssi on an d cop y i n g to be bor n e by t h e associ at i on. T h e associ at i on i s n ot l i abl e f or t h e con t en ts of th e i n f or m at i on sh eets p r ep ar ed by t h e can d i d at es.? B ased u p on t h e m an d at or y l an gu age i n th e statu te, th e associ at i on m u st m ai l t h e i n f or m at i on sh eet u p on r equ est by t h e can d i d ate, bu t th e associ at i on i s n ot l i abl e f or t h e con t en t s of t h e i n f or m at i on sh eet. T h i s d oes n ot m ean, h ow ever, th at i f a can d i d ate?cr osses t h e l i n e? an d d ef am es an oth er can d i d at e t h at t h e can d i d ate w h ose r ep u t ati on h as been att acked by an oth er can d i d at e i s n ot w i t h ou t r em ed i es. D ef am at i on con st i t u tes an i n ju r y to r ep u t at i on ; t h e i n ju r y m ay occu r by m ean s of l i bel (w r i tt en ) or sl an d er (sp oken ).D ef am ati on, w h et h er l i bel or sl an d er, m u st ex p ose a p er son t o h at r ed, con t em p t or r i d i cu l e or cau se th em to be sh u n n ed or avoi d ed, or i n ju r e t h em i n t h ei r bu si n ess or occu p ati on.... w or d s ar e acti on abl e p er se i f by gen er al con sen t t h ei r ch ar act er i s i n ju r i ou s e.g., con d u ct, ch ar act er i sti cs or con d i t i on i n com p at i bl e w i t h t h e p r op er exer ci se of on e?s l aw f u l bu si n ess, tr ad e, p r of essi on or of f i ce.? See Per ez v. Ci t y of Key W est, Fl or i d a 823 F.Su p p. 934, 938 (M.D. Fl a. 1993). W e r ecom m en d th at com m u n i t y associ at i on s d o n ot becom e em br oi l ed i n p er son al d i sp u t es bet w een can d i d at es. O n th e ot h er h an d, i f a m em ber of a com m u n i t y associ at i on p u bl i sh es d ef am at or y statem en t s r egar d i n g th e m an n er i n w h i ch t h e B oar d of D i r ector s ar e m an agi n g t h e bu si n ess of th e A ssoci ati on, th en th e B oar d of D i r ect or s sh ou l d con su l t associ at i on cou n sel f or l egal ad v i ce. For th e qu or u m at th e m eeti n g, d o w e u se t h e t ot al n u m ber of u n i t s t o d et er m i n e t h e qu or u m? O r can w e r ed u ce th e total n u m ber of u n i t s by t h e n u m ber of u n i t s t h at ar e p ast d u e over 90 d ay s? Con d os: Pu r su an t to Secti on 718.30 3(5) of Fl or i d a?s Con d om i n i u m Act, t h e associ at i on m ay r ed u ce t h e t ot al n u m ber of u n i t s f or p u r p oses of cal cu l at i n g a qu or u m at t h e an n u al m eeti n g by t h e n u m ber of u n i ts th at h ave h ad th ei r vot i n g r i gh t s p r op er ly su sp en d ed. To su sp en d t h e vot i n g r i gh t s of a u n i t ow n er, th e u n i t ow n er m u st ow e t h e A ssoci ati on m or e t h an $1,0 0 0.0 0 f or an y f ee, f i n e or th ei r m on etar y obl i gat i on, w h i ch m u st be m or e t h an 90 d ay s d el i n qu en t. T h e A ssoci at i on m u st p r ov i d e p r oof of su ch ou tst an d i n g m on et ar y obl i gat i on t o t h e u n i t ow n er at l east 30 d ay s bef or e th e su sp en si on of t h e u n i t ow n er?s vot i n g r i gh ts can becom e ef f ect i ve. A l so, t h e su sp en si on of voti n g r i gh ts en d s u p on?f u l l p ay m en t of al l obl i gat i on s cu r r en t ly d u e or over d u e th e associ at i on?. T h er ef or e, i f y ou r associ at i on i n t en d s t o su sp en d vot i n g r i gh t s bef or e an an n u al m eeti n g, i t m u st p l an su f f i ci en t ly i n ad v an ce t o f ol l ow t h e su sp en si on p r oced u r e set f or t h i n Secti on 718.30 3(5), Fl or i d a St atu t es. H O A an d Co- op s: H om eow n er s associ at i on s an d coop er at i ve associ at i on s m ay al so su sp en d t h e vot i n g r i gh t s of a p ar cel ow n er or m em ber f or th e n on p ay m en t of an y f ee, f i n e, or oth er m on et ar y obl i gati on d u e t o t h e associ at i on th at i s m or e th an 90 d ay s d el i n qu en t. For t h e t i m e bei n g, Sect i on 720.30 5(4) of Fl or i d a?s H om eow n er s A ssoci at i on Act an d Sect i on 719.30 3(5) of Fl or i d a?s Coop er at i ve Act d o n ot i m p ose th e $1,0 0 0.0 0 th r esh ol d am ou n t t h at Fl or i d a?s Con d om i n i u m Act i m p oses.l i ke con d om i n i u m s, th e su sp en si on of vot i n g r i gh t s en d s u p on f u l l p ay m en t of al l obl i gati on s cu r r en tly d u e or over d u e to th e associ ati on. A l l of th e above su sp en si on s m u st be ap p r oved at a p r op er ly n oti ced boar d m eet i n g, w i th n ot i f i cat i on to th e ow n er an d, i f ap p l i cabl e t h e ow n er?s occu p an t, l i cen see, or i n v i t ee by m ai l or h an d d el i ver y. W e r ecom m en d n oti ce of t h e su sp en si on be d el i ver ed by cer t i f i ed m ai l, r et u r n r ecei p t r equ ested. 7 7

(Con ti n u ed ) Q. Can th e ow n er s at a con d om i n i u m f or ce t h e boar d to h i r e an el ecti on m on i tor? A. T h e u n i t ow n er s can cer t ai n ly r equ est t h at t h e Boar d h ave an i n d ep en d en t el ecti on m on i t or com e an d over see th e m eeti n gs, bu t th e B oar d u l t i m at ely m akes th at d eci si on. A l ter n ately, u n i t ow n er s can p et i t i on th e O m bu d sm an to ap p oi n t an el ect i on m on i tor. I t r equ i r es 15% of th e total u n i t ow n er s t o com p l et e th e p et i ti on. T h e f or m s ar e avai l abl e on l i n e at th e D BPR. T h e ex p en se of t h e el ect i on m on i tor w i l l be bor n e by th e A ssoci at i on. Sh ou l d w e h ave ou r A ssoci at i on?s at t or n ey p r esen t at t h e el ect i on m eet i n g? A. W e alw ay s r ecom m en d h av i n g y ou r associ at i on at t or n ey p r esen t at t h e el ect i on t o ad d r ess an y u n f or eseen i ssu es th at m ay com e u p an d t o r en d er a l egal i n t er p r et at i on on t h e r equ i r em en ts of th e associ at i on?s d ocu m en t s an d l egi sl at i ve r equ i r em en t s. Q. W e h ave h ad i ssu es i n th e p ast w i t h t h e vol u n t eer s t h at w er e ap p oi n t ed t o t al ly t h e vot es. I s i t ok ay i f ou r m an agem en t com p an y em p l oy ees t al ly t h e vot es at t h e m eet i n g? You m u st r ef er to y ou r com m u n i t y By l aw s w h en i t con cer n s a h om eow n er s? associ at i on.t h e best p r acti ce i n al l i n st an ces i s t h at t h e B oar d ap p oi n t an el ect i on com m i t tee con si sti n g of th r ee d i si n t er est ed m em ber s. D oes ou r or gan i zati on al m eeti n g n eed t o be h el d i n f r on t of t h e m em ber sh i p? W e h ave alw ay s h el d i t i n p r i vat e i n th e p ast. T h e Boar d of D i r ector s or gan i zat i on al m eet i n g t o el ect of f i cer s d oes n ot qu al i f y as att or n ey cl i en t p r i v i l ege, or p er son n el, an d t h er ef or e i t m ay n ot be h el d i n p r i v at e. T h e m eet i n g sh ou l d be p r op er ly n oti ced 48 h ou r s i n ad v an ce of t h e m eet i n g, an d m u st be op en t o t h e m em ber sh i p. O u r Com m u n i t y A ssoci ati on at t or n ey s w i l l be of f er i n g B oar d Cer ti f i cat i on cl asses st ar ti n g i n Jan u ar y 20 18, so stay t u n ed f or a cal en d ar of even t s com i n g soon! To su bscr i be t o ou r em ai l d at abase, p l ease em ai l Cat i e Ph i l l i p s, Com m u n i t y A ssoci ati on Ed u cati on D i r ect or, at cp h i l l i p s@r osen bau m p l l c.com. I f y ou h ave an y oth er qu esti on s abou t y ou r A ssoci ati on?s el ect i on p r ocess, p l ease r each ou t t o u s at i n f o@r osen bau m p l l c.com. Rosen bau m PLLC r epr esen t s com m u n it y associat ion s t h r ou gh ou t Flor ida an d f ocu ses on con dom in iu m an d h om eow n er associat ion law, r eal est at e law, civil lit igat ion, lan d u se an d zon in g, an d com m er cial t r an sact ion s. Th e in f or m at ion pr ovided h er ein is f or in f or m at ion al pu r poses on ly an d sh ou ld n ot be con st r u ed as legal advice. Th e pu blicat ion of t h is n ew slet t er does n ot cr eat e an at t or n ey-clien t r elat ion sh ip bet w een t h e r eader an d Rosen bau m PLLC, or an y of ou r at t or n eys. Reader s sh ou ld n ot act or r ef r ain f r om act in g based u pon t h e in f or m at ion con t ain ed in t h is n ew slet t er w it h ou t f ir st con t act in g an at t or n ey, if you h ave qu est ion s abou t an y of t h e issu es r aised h er ein. Th e h ir in g of an at t or n ey is a decision t h at sh ou ld n ot be based solely on adver t isem en t s or t h is n ew slet t er. 250 S. Au str al i an Ave., 5th Fl oor W est Pal m Beach, FL 3340 1 Ph on e (561) 653-290 0 ~ Fax (561) 820-2542 8 8