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Marina Maintenance Guide for Florida Community Associations
Marina Maintenance Guide for Florida Community Associations
Table of Contents
- Introduction
- 1. Clear Association Structure & Governance
- 2. Safety, Security & Accessibility
- 3. Environmental Stewardship & Regulatory Compliance
- 4. Maintenance & Reserve Planning
- 5. Resident Use & Policy Frameworks
- 6. Insurance, Liability & Risk Management
- 7. Professional Management & Industry Engagement
- Conclusion
Managing a marina within a waterfront community association goes far beyond boat storage—these facilities significantly enhance resident enjoyment, property values, and community cohesion. Effective marina management, however, involves a delicate balance of amenities, safety, legal compliance, and environmental stewardship.
1. Clear Association Structure & Governance
Marina associations typically operate under governance structures similar to other community associations, with oversight by an elected board of directors. It’s crucial to determine whether slips are held as deeded units or through membership certificates, as this distinction affects governance, taxation, and legal obligations. Non-condominium marinas must manage property taxes on docks and common areas, whereas condominium-style slip ownership involves shared ownership of common spaces.
2. Safety, Security & Accessibility
Ensuring well-maintained docks, adequate lighting, and secure access points is vital for resident safety and asset protection. Many Florida marinas implement gated entries, on-site dockmasters, and surveillance systems for added peace of mind.
3. Environmental Stewardship & Regulatory Compliance
Florida’s Clean Marina programs set high environmental standards, encouraging marinas to go above regulatory requirements with practices such as proper fuel handling, waste disposal, pump-out facilities, and stormwater control. Engaging in these voluntary programs not only helps protect fragile coastal ecosystems but also enhances community reputation. Best practices include staff training on pollution prevention, waste management, posting policies visibly, and maintaining spill response plans.
4. Maintenance & Reserve Planning
Implementing a regular inspection and maintenance schedule for docks, pilings, lighting, and boat lifts is important to extend asset life and avoid costly repairs. Conducting long-term reserve studies helps ensure the association can fund future capital expenditures responsibly.
5. Resident Use & Policy Frameworks
Clear guidelines on slip assignments, guest usage, and fee structures contribute to fair and transparent operations. Tailoring these policies to address specifics—like transient use and owner responsibilities—makes marina usage more equitable and predictable for all residents.
6. Insurance, Liability & Risk Management
Marinas carry unique liability exposures—ranging from property damage to personal injury. Securing comprehensive insurance coverage via marina-specific policies and implementing risk protocols is essential to protect the association and its residents.
7. Professional Management & Industry Engagement
Enlisting experienced association or marina management professionals can help boards navigate complex tasks—from tax considerations and legal compliance to insurance and infrastructure planning. Membership in bodies such as the Marina Recreation Association (MRA) offers invaluable industry resources, training opportunities, and networking.
Conclusion
Marinas can be standout amenities within waterfront communities when managed proactively. By prioritizing governance clarity, safety, environmental responsibility, maintenance, policy infrastructure, and expert guidance, boards can turn these waterfront assets into thriving, sustainable, and highly valued components of their community.
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Florida Statute 617: The CAM’s Essential Guide to Nonprofit Governance
Florida Statute 617: The CAM’s Essential Guide to Nonprofit Governance
Written by Heidi Hensell
September 23, 2025
Table of Contents
- Introduction
- The Foundation: Incorporation Requirements
- Homeowners’ Rights & Voting Mechanisms
- Statute 617 vs. HOA/Condo Chapters (718 & 720)
- How CAMs Gain Value From Statute 617
- Final Thoughts for CAMs
If you’re a Community Association Manager (CAM) in Florida, you’re adept at navigating everything from board drama to busted gates to endless budget meetings. But at the heart of your daily operations lies Florida Statute 617—the governing code for nonprofit corporations, including most HOAs and condo associations. Though it might not simplify your email inbox, Statute 617 provides the legal roadmap for how associations should operate.
The Foundation: Incorporation Requirements
Every association begins with proper incorporation—and Statute 617 lays the groundwork:
- File your Articles of Incorporation with the state.
- Appoint a Registered Agent (often the CAM).
- Adopt official bylaws that define governance, procedures, and roles.
These documents aren’t bureaucratic—think of them as your operational blueprint. Whenever uncertainty arises, the bylaws offer the answers. CAMs should keep them accessible and regularly review them to ensure decisions remain legally sound.
Homeowners’ Rights & Voting Mechanisms
Florida Statute 617 outlines crucial homeowners’ rights under nonprofit law:
Membership standards: Who qualifies as a voting member, and how membership works.
Voting rights and proxies: How to notify members, collect proxy votes, and tally them fairly.
Meeting requirements: Frequency, format, notice procedures, and quorum thresholds.
As a CAM, you’re instrumental in ensuring compliance:
Distribute official meeting notices on time.
Properly manage proxy ballots.
Provide homeowners with access to records when requested.
Following these rules not only protects member rights but also helps prevent disputes and legal complications down the line.
Statute 617 vs. HOA/Condo Chapters (718 & 720)
While Chapters 718 and 720 govern operational specifics for condominiums and HOAs, Statute 617 governs legal structure:
- It establishes your community’s legal personality as a nonprofit corporate entity.
- It defines how board members are elected, how decisions are made, and how disputes are resolved—regardless of your association’s property structure.
Think of Statute 617 as the legal backbone, anchoring Chapters 718 and 720 to ensure your HOA or condominium is recognized as a properly formed nonprofit corporation.
How CAMs Gain Value From Statute 617
Florida Statute 617 is more than legal mumbo-jumbo—it’s a powerful tool for:
- Governance clarity: Know which actions need board approval or homeowner votes.
- Ethical leadership: Prevent conflicts of interest and ensure fair operations.
- Streamlined communication: Set proper notice rules, transparency, and recordkeeping procedures.
- Legal compliance: Help your community avoid disputes and potential litigation.
By mastering Statute 617, CAMs can function not just as administrators, but as knowledgeable guardians of proper governance.
Final Thoughts for CAMs
In the realm of community association management—where unexpected issues surface behind every email or agenda—Florida Statute 617 stands as a trusted guide. Treat it like your policy bible: keep it accessible, reference it often, and let it guide decisions both big and small.
By doing so, you’ll help your community operate with the transparency, structure, and compliance it deserves—positioning yourself as both a professional leader and a dependable steward of association governance.
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Florida Timeshare Engagement Just Got Simpler — But CAMs Are Still in the Game
Florida Timeshare Engagement Just Got Simpler — But CAMs Are Still in the Game
Written by Heidi Hensell
September 4, 2025
Table of Contents
Good news for Florida’s Community Association Managers (CAMs): Starting July 1, 2025, managing timeshare properties is getting a bit easier—though not entirely off your plate. A recent legislative update doesn’t eliminate CAM responsibilities under Chapter 721, but it does provide clearer guidance, fewer compliance pitfalls, and reduced personal liability for those managing timeshare plans.
Here’s what’s changed—and what hasn’t.
What’s Really Changing for CAMs and Timeshares?
New Legislative Clarifications
The Florida Legislature recently passed a bill that redefines how CAMs and timeshare management firms interact with Chapter 721 properties. The highlights?
Reduced Conflict-of-Interest Exposure: CAMs affiliated with timeshare management firms are now exempt from some conflict-of-interest provisions, as long as they provide full written disclosure to their clients.
Liability Limitations: CAMs and their employers are protected from monetary damages unless there’s evidence of gross negligence, bad faith, or reckless misconduct.
These updates mean CAMs can perform their duties more confidently, knowing that good-faith actions won’t be easily penalized.
CAM Responsibilities Still Stand
Despite the buzz, CAMs are not removed from managing timeshare plans. The new law doesn’t delete your Chapter 721 responsibilities—it just adjusts how you’re treated under them. You’re still licensed to manage these properties, and they remain part of your legal scope of practice.
What CAMs Should Do Next
1. Update Your Management Contracts
Now’s the time to review your timeshare management agreements. You’ll want to make sure all required disclosure statements about relationships, compensation, and oversight responsibilities are included. This ensures you’re protected under the new rules and meeting compliance standards.
2. Educate Your Boards and Clients
Not all association boards will be aware of the July 2025 changes. Take the lead—share a memo, host a short Q&A at your next meeting, or include an FAQ in your next communication. Make it clear that while CAMs are still engaged in timeshare oversight, the risk profile has improved.
3. Stay Informed and Organized
With legislative language now favoring clarity and protection, CAMs should continue to act with professionalism and maintain records of their decisions, especially when managing timeshare properties. Keep an eye on any future updates from the Florida Department of Business and Professional Regulation (DBPR).
Final Thoughts
This legislative shift is a welcome win for Florida’s CAM community. While timeshare responsibilities still exist, they now come with better-defined legal safeguards, giving you more confidence and less stress.
In a profession where details and regulations can make or break your day, knowing the boundaries just got a little sharper is cause for celebration.
So update your agreements, stay in the loop, and keep managing with confidence. Florida’s communities—and now its timeshares—need you more than ever.
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Labor Day: A Well-Deserved Pause for Community Association Managers
Labor Day: A Well-Deserved Pause for Community Association Managers
Written by Heidi Hensell
September 1, 2025
Table of Contents
- Introduction
- Why Labor Day Matters for CAMs
- How CAMs Can Celebrate Labor Day the Right Way
- A Heartfelt Thank You to CAMs Everywhere
- Happy Labor Day!
Labor Day isn’t just the unofficial end of summer—it’s a much-needed moment of rest for Community Association Managers (CAMs) who work tirelessly year-round. It’s a time to pause, reflect, and recharge after months of non-stop demands, responsibilities, and often unseen contributions to community life.
Why Labor Day Matters for CAMs
Labor Day was created to celebrate the contributions of hardworking Americans. And for CAMs, the recognition is well-deserved. You’re responsible for keeping entire communities functional and thriving—often without fanfare or downtime.
From enforcing association rules to coordinating with vendors, facilitating board meetings, resolving resident disputes, overseeing maintenance, and staying compliant with evolving laws—the role of a CAM is nothing short of essential.
This holiday reminds us that even those who support everyone else deserve support—and time to rest.
How CAMs Can Celebrate Labor Day the Right Way
1. Truly Disconnect (Yes, Really!)
Labor Day should be an opportunity to unplug. If your role allows, set boundaries in advance by notifying board members and residents that you’ll be offline for the holiday. Designate an emergency contact or alternate manager for urgent issues.
Setting expectations early allows you to enjoy your time without feeling guilty or constantly checking your phone.
2. Reflect on Your Wins
Take a moment to celebrate what you’ve accomplished this year—no matter how big or small. Did you successfully manage a crisis? Implement a new system? Guide your board through a tough decision? Your wins matter.
Reflection boosts motivation and helps reset your focus for the months ahead.
3. Reconnect with Life Outside the Community
Step away from the manager mindset. Whether it’s a beach day, backyard BBQ, long walk, or simply catching up on rest, recharging your personal battery benefits both you and your community.
Give yourself permission to be present in your own life, not just everyone else’s.
A Heartfelt Thank You to CAMs Everywhere
This Labor Day, we salute not just your hard work but the dedication of the teams you lead and support—from board members to vendors to administrative staff. Community management is a collective effort, and every person involved plays a vital role in creating thriving, livable neighborhoods.
So here’s to you:
- Your commitment to professionalism.
- Your tireless pursuit of excellence.
- Your ability to juggle a million tasks—and still show up with a smile.
Take this moment. Breathe. Reset. And enjoy the peace you’ve earned.
Happy Labor Day!
May it be restful, joyful, and a well-earned reminder of just how valuable you are—not just to your community, but to the broader network of professionals who keep the world running smoothly, one neighborhood at a time.
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Why Relaxation Time Is Essential for Community Association Managers
Why Relaxation Time Is Essential for Community Association Managers
Written by Heidi Hensell
August 28, 2025
Table of Contents
- Introduction
- Why Relaxation Matters for CAMs
- Recognizing Burnout: Signs You Need a Break
- How CAMs Can Schedule Relaxation
- Relaxation Recharges Your Performance
- Key Takeaways for CAMs
- Final Thoughts
For Community Association Managers (CAMs), relaxation often feels like a luxury—something crammed into the tiny margins of a jam-packed schedule. With resident concerns, vendor contracts, board meetings, compliance issues, and never-ending emails demanding attention, it’s no surprise CAMs frequently find themselves stretched thin. Yet, relaxation isn’t optional—it’s absolutely essential to your long-term success and well-being.
Why Relaxation Matters for CAMs
The responsibilities of a CAM are fast-paced and demanding. The constant mental load, unpredictable emergencies, and high-volume multitasking can lead to chronic stress and burnout. Without adequate time to decompress, your decision-making, emotional resilience, and ability to serve your community at a high level start to deteriorate.
Relaxation isn’t about passivity—it’s an active reset. Scientific studies consistently show that restful breaks boost productivity, creativity, and mental clarity. For CAMs, this means improved communication with residents, stronger vendor relationships, and steadier leadership in high-pressure situations.
Recognizing Burnout: Signs You Need a Break
Are you noticing any of these red flags?
- Feeling easily irritated over small issues
- Losing sleep because work is spinning in your mind
- Arriving home emotionally drained at the end of the day
- Having poor focus or motivation at work
If so, you’re overdue for intentional relaxation. Your calendar may be full—but if decrees self-care, the quality of your work—and your health—may suffer.
How CAMs Can Schedule Relaxation
To make rest a priority, treat it like any other essential appointment:
- Block time on your calendar: Dedicate at least 15–30 minutes daily, and longer sessions weekly.
- Choose restorative activities: Consider meditation, walks, reading, unplugged breaks from screens, or short mindfulness exercises.
- Unplug strategically: Set defined boundaries around work-related notifications and turn off devices during non-work time.
- Use your commute wisely: If safe, use travel time to decompress rather than multitask. Even passive music or a brief reflection can help.
By planning downtime with the same intention you schedule meetings or property walkthroughs, consistency becomes possible even in hectic weeks.
Relaxation Recharges Your Performance
Taking care of yourself isn’t selfish—it’s strategic. Relaxation:
- Enhances your cognitive clarity and reduces stress
- Elevates emotional resilience when handling resident conflicts or emergencies
- Strengthens your ability to collaborate productively with boards and vendors
- Promotes improved decision-making and leadership presence
When your mind and body are rested, you return to work with a clearer perspective and more balanced outlook.
Key Takeaways for CAMs
- Relaxation is not optional; it’s necessary for peak performance
- Mental breaks are proven to improve productivity, creativity, and emotional health
- Learn to recognize burnout signals before they escalate
- Schedule self-care with discipline and intentionality
- A rested CAM leads to a more effective association and a healthier work-life balance
Final Thoughts
In the whirlwind of property tours, compliance checks, and emergent maintenance calls, CAMs often feel like they’re in constant motion. But steady action doesn’t mean nonstop motion. Schedule your downtime as deliberately as you schedule property inspections or board meetings.
Because when you recharge, you lead better, think clearer, communicate more effectively, and ultimately create stronger, more vibrant communities. Your communities—and your career—will thank you for it.
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Embracing Technology in the Life of a Community Association Manager
Embracing Technology in the Life of a Community Association Manager
Written by Heidi Hensell
August 21, 2025
Table of Contents
In today’s fast-paced world, technology is no longer a luxury—it’s a necessity. For Community Association Managers (CAMs), who juggle an ever-growing list of responsibilities, embracing technology can mean the difference between simply staying afloat and truly thriving. From streamlining communication to automating routine tasks, tech tools are transforming community management, improving efficiency, and strengthening relationships with residents.
The Evolving Role of Technology in Community Management
CAMs are expected to be multitaskers, problem-solvers, and effective communicators. They oversee maintenance, enforce community rules, coordinate with vendors, communicate with boards, and respond to homeowner concerns—all while ensuring compliance with state regulations.
Without the right tools, these responsibilities can become overwhelming. That’s where modern property management technology comes in.
Today’s platforms offer CAMs centralized dashboards, real-time updates, and mobile access—helping them stay organized and efficient whether they’re in the office or on the go.
Top Ways Technology Supports CAMs
1. Simplified Communication
Gone are the days of endless email chains and missed phone calls. Communication platforms designed for CAMs allow managers to send bulk updates, track homeowner correspondence, and manage messages in one place. This ensures no request is overlooked while improving transparency and accountability.
2. Work Order & Task Management
Instead of juggling spreadsheets or paper logs, CAMs can now automate work order creation, assignment, and tracking. This speeds up maintenance responses, improves vendor coordination, and increases resident satisfaction.
3. Document Storage & Sharing
Cloud-based technology allows CAMs, board members, and residents to access critical documents—such as budgets, meeting minutes, and governing rules—anytime, anywhere. This streamlines recordkeeping and supports compliance.
4. Violation & Compliance Tracking
Mobile apps now enable CAMs to document rule violations instantly, complete with timestamped photos and automated follow-up notices. This speeds up enforcement while maintaining professionalism.
5. Financial Transparency
Modern property management software provides real-time financial dashboards, simplifying budgeting, expense tracking, and audits. Online payment portals also make it easier for residents to pay dues securely and conveniently.
A Human Touch, Enhanced by Tech
While technology is a powerful tool, it should support—not replace—the human side of community management. Skills like empathy, problem-solving, and active listening remain essential. By reducing time spent on administrative tasks, CAMs can focus on building stronger, more positive relationships with the communities they serve.
Final Thoughts
As the industry evolves, CAMs who embrace technology position themselves—and their communities—for lasting success. Whether you’re implementing a community portal, automating workflows, or improving communication tools, every step toward modernization helps you work smarter, not harder.
The future of community management is digital—and it’s already here.
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How to Prepare for Expo Season Like a Pro
How to Prepare for Expo Season Like a Pro
Written by Heidi Hensell
August 19, 2025
Table of Contents
Expo season is here—buzzing with excitement, brimming with energy, and packed with opportunity. Whether you are a seasoned Community Association Manager (CAM) or a vendor gearing up for back-to-back shows, it’s time to dust off your booth banners and business cards.
From the roar of conversations to the dazzling rows of vendor tables, expos offer a unique blend of education, networking, and industry insights. But with all the hustle and bustle, one thing is certain: preparation is key.
For Vendors: Make an Impact from the First Hello
As a vendor, your booth is your brand’s first impression. Here’s how to ensure it stands out:
Arrive Early: Get to the venue a few hours before the event begins. Early setup reduces stress and ensures everything looks polished before attendees arrive.
Presentation Matters: Your booth should be visually appealing and organized. Use clear signage, professional displays, and tidy layouts to communicate credibility.
Stay Engaged: Avoid sitting behind your table—stand, smile, and greet attendees. Active engagement draws in potential leads and builds trust.
Add Interactive Elements: Games, giveaways, or live demos make your booth more inviting. Don’t wait for attendees to approach you—start the conversation.
For Community Association Managers: Make It Meaningful
CAMs, this is your opportunity to meet vendors, reconnect with peers, and earn valuable education credits. Here’s how to maximize your experience:
Show Up on Time for CECs: If you’re attending Continuing Education Courses (CECs), arrive early and stay until the end. Partial attendance often means no credit submission to the DBPR.
Respect the Booths: Each booth represents significant time and investment. Take your time, engage, and learn how vendors might support your community’s needs.
Avoid the “Grab-and-Go” Mentality: One of the biggest expo faux pas? Taking a giveaway without conversation. Instead, introduce yourself, ask questions, and build relationships with vendors.
Build Real Connections: Meaningful conversations lead to valuable partnerships. Once you’ve engaged, it’s perfectly fine to ask about available giveaways.
Key Takeaways
Expo season isn’t just about collecting swag—it’s a rare chance to build lasting relationships, gain industry knowledge, and showcase professionalism. Whether you’re behind a booth or walking the floor, success comes down to preparation, engagement, and integrity.
Bring your A-game, stay open to new connections, and most importantly—have fun while making it count.
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10 Traits Every Strong Community Association Manager Must Have
10 Traits Every Strong Community Association Manager Must Have
Written by Heidi Hensell
August 14, 2025
Table of Contents
- Introduction
- 1. Clear and Compassionate Communication
- 2. Exceptional Organizational Skills
- 3. Sharp Problem-Solving Abilities
- 4. In-Depth Legal Knowledge
- 5. Financial Acumen
- 6. Vendor and Project Management Expertise
- 7. Empathy and Diplomacy
- 8. Tech-Savviness and Adaptability
- 9. Strong Leadership and Initiative
- 10. Unwavering Ethics and Integrity
- Conclusion
The role of a Community Association Manager (CAM) goes beyond simple administration. CAMs are the backbone of homeowners associations (HOAs) and condominium communities—juggling responsibilities that span financial management, legal compliance, vendor oversight, resident engagement, and conflict resolution. Whether you’re just starting your CAM career or looking to sharpen your edge, mastering these ten core traits is essential to becoming an effective and respected leader in your community.
1. Clear and Compassionate Communication
Communication is at the heart of effective community management. A strong CAM clearly conveys information, listens actively, resolves misunderstandings, and keeps all stakeholders—residents, board members, and vendors—well-informed. Compassionate dialogue builds trust and harmony within the community.
2. Exceptional Organizational Skills
Managing multiple moving parts requires a systemized approach. Top-performing CAMs use digital tools, scheduling systems, and meticulous planning to keep projects, finances, and records running smoothly. Organized managers create predictability and prevent small issues from escalating.
3. Sharp Problem-Solving Abilities
Unexpected challenges are part of community life—from neighbor disputes to emergency repairs. A strong CAM remains calm, assesses the situation quickly, and implements timely solutions that align with community guidelines and board policies.
4. In-Depth Legal Knowledge
A deep understanding of governing documents, local ordinances, and state statutes is non-negotiable. CAMs ensure compliance while advising boards and mediating legal concerns to avoid liability and uphold residents’ rights.
5. Financial Acumen
Strong CAMs are financially literate. They manage budgets, reserve studies, annual audits, and vendor payments while ensuring transparency. Sound financial guidance keeps the community solvent and prevents costly oversights.
6. Vendor and Project Management Expertise
From landscaping to building repairs, CAMs select vendors, negotiate contracts, monitor performance, and manage timelines. They ensure all services meet community standards and deliver value within budget.
7. Empathy and Diplomacy
A successful CAM navigates resident concerns with empathy, patience, and professionalism. This diplomatic approach creates a positive community atmosphere and reduces friction during difficult discussions.
8. Tech-Savviness and Adaptability
The best CAMs stay up to date with modern tools—HOA management software, email platforms, financial dashboards, and mobile communication apps. Embracing tech enhances efficiency, responsiveness, and resident satisfaction.
9. Strong Leadership and Initiative
Beyond task management, CAMs must lead. This means motivating community involvement, making strategic recommendations, and taking proactive steps that improve property values and quality of life.
10. Unwavering Ethics and Integrity
Trust is everything in community management. Ethical CAMs act with fairness, consistency, and transparency. They build credibility by always doing what’s right—even when it’s not the easiest route.
Conclusion
Being a successful Community Association Manager takes more than credentials—it demands a dynamic blend of leadership, technical skills, emotional intelligence, and integrity. These ten traits form the foundation of outstanding management that strengthens communities and fosters trust. Whether managing a sprawling condo association or a small HOA, embodying these characteristics will set you apart and drive lasting impact.
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Florida House Bill 913(2024): What Community Associations Need to Know
Florida House Bill 913 (2024): What Community Associations Need to Know
Written by Heidi Hensell
August 12, 2025
Table of Contents
Florida’s House Bill 913, passed in 2024 and effective July 1, 2025, introduces sweeping reforms that will significantly impact how condominium and homeowners associations (HOAs) operate. Designed to enhance transparency, accountability, and homeowner protections, HB 913 reshapes the management landscape for community associations across the state.
Digital Transparency and Online Access Requirements
One of the bill’s most notable mandates is that associations with 25 or more units must now maintain an official website or app. This platform must provide residents access to essential records, including:
- Meeting agendas and minutes (past 12 months)
- Financial statements and reserve studies
- Video links or recordings of board, member, and committee meetings
These records must be updated within 30 days of receipt or creation, making it easier for unit owners to access timely, accurate information and reducing the risk of noncompliance.
Stricter Financial Reporting Rules
House Bill 913 tightens financial reporting obligations. Associations must now:
- Submit annual financial reports within 180 days of the fiscal year-end
- Include a signed affidavit from an officer or director confirming compliance
- Obtain a majority vote of all voting interests—not just attendees—before reducing audit levels
These changes aim to discourage mismanagement and reinforce ethical financial oversight across community boards.
Reserve Funding & Structural Integrity
The bill adjusts deadlines for structural safety compliance:
- The deadline for Structural Integrity Reserve Studies (SIRS) is extended to December 31, 2025.
- Applies to buildings with three or more habitable stories.
- Increases reserve threshold from $10,000 to $25,000, addressing inflation and better preparing associations for major repairs.
Associations are also given flexibility in funding—through assessments, loans, or pooled reserves—with proper owner approvals.
Expanded DBPR Authority and Enforcement
The Florida Department of Business and Professional Regulation (DBPR) gains expanded powers to:
- Investigate and enforce violations more aggressively
- Penalize associations that fail to grant timely record access
- Disqualify board members or managers for serious or repeated offenses
This expanded oversight helps protect homeowners from fraudulent or unethical board practices and boosts confidence in regulatory accountability.
Governance and Board Member Regulations
HB 913 introduces:
- Term limits and stricter requirements for board member eligibility
- Conflict-of-interest restrictions—preventing vendors involved in inspections from conducting related repairs
- Enhanced rules for virtual meetings and electronic voting, giving residents more flexibility and participation opportunities
Meeting notices must now include both physical locations and virtual links, and all virtual meetings must be recorded and retained for at least one year.
Final Thoughts for CAMs and Boards
Florida House Bill 913 represents a transformative step toward ethical, transparent, and resident-focused community association governance. By preparing early and updating policies, websites, and compliance procedures, association leaders can meet these new standards confidently and avoid penalties.
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Understanding Emotional Support Animals (ESAs) in Community Associations
Understanding Emotional Support Animals (ESAs) in Community Association
Written by Heidi Hensell
August 7, 2025
Table of Contents
What Are Emotional Support Animals (ESAs)?
Emotional Support Animals (ESAs) are animals that offer comfort to individuals with emotional or mental disabilities like anxiety, PTSD, or depression. Unlike service animals, ESAs are not trained for specific tasks but are still protected under the Fair Housing Act (FHA).
This means that even in communities with strict “no-pet” policies, associations must provide reasonable accommodations for residents with valid ESA documentation.
Legal Obligations for Community Associations
Under the FHA, housing providers—including HOAs and condo boards—must make exceptions to existing pet policies for verified ESAs.
What’s Required of the Association?
- Cannot enforce breed, size, or weight restrictions for ESAs.
- Must waive pet fees and deposits for ESAs.
- Cannot request medical records or diagnosis, but may ask for documentation from a licensed provider confirming:
- The resident has a disability.
- The ESA provides emotional support related to that condition.
Valid Reasons for Denial
While rare, requests can be denied if the ESA:
- Poses a direct threat to health or safety.
- Causes an undue financial or administrative burden.
- It would fundamentally change how the community operates.
Any denial must be based on credible evidence and handled carefully to avoid legal risk.
Best Practices for CAMs and Boards
1. Establish a Written ESA Policy
Develop a clear accommodation process, including documentation requirements and response timelines. This helps ensure consistency and protects against liability
2. Respect Confidentiality
Treat all ESA requests as private matters. Store documentation securely and only allow access to designated individuals.
3. Educate Your Team
Train board members and staff on FHA regulations and ESA protocols to avoid unintentional violations.
Why It Matters
Failing to follow proper ESA procedures can lead to expensive lawsuits. In one well-known case, a Manhattan co-op was ordered to pay $750,000 after improperly denying an ESA request and retaliating against a resident—despite valid documentation.
Final Takeaway
As a CAM, board member, or property manager, your role includes understanding ESA laws to balance community rules with federal obligations. A clear, consistent, and respectful approach to ESA requests is the best way to stay compliant and protect your community.
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