The Right to Speak at Board Meetings


Starting in 2024 homeowners acquired some additional rights:

  1. Board meetings must be held at least once a quarter.
  2. At least four times a year, homeowners are allowed to ask the board questions at a board meeting. Notice, this right does not contain any qualifications, such as "agenda items only."
  3. At any board meeting a homeowner has the right to ask questions about:
    1. reports on the status of construction or repair projects
    2. the status of revenues and expenditures during the current fiscal year
    3. other issues affecting the condominium
Notice, these new rights do not take away the right to "speak at such meetings with reference to all designated agenda items."

As shown below, in the magenta, highlighted text, homeowners continue to have the right to speak at board meetings.

2024 to Present
Florida Statute (F.S.) 718.112(2)(c)
Board of administration meetings.—In a residential condominium association of more than 10 units, the board of administration shall meet at least once each quarter. At least four times each year, the meeting agenda must include an opportunity for members to ask questions of the board. Meetings of the board of administration at which a quorum of the members is present are open to all unit owners. Members of the board of administration may use e-mail as a means of communication but may not cast a vote on an association matter via e-mail. A unit owner may tape record or videotape the meetings. The right to attend such meetings includes the right to speak at such meetings with reference to all designated agenda items and the right to ask questions relating to reports on the status of construction or repair projects, the status of revenues and expenditures during the current fiscal year, and other issues affecting the condominium. The division shall adopt reasonable rules governing the tape recording and videotaping of the meeting. The association may adopt written reasonable rules governing the frequency, duration, and manner of unit owner statements.

This above version of the statute came into effect in 2024. Before that, from at least 2011 until 2023, the statute was:

2011 until 2023
Florida Statute (F.S.) 718.112(2)(c)
Board of administration meetings.—Meetings of the board of administration at which a quorum of the members is present are open to all unit owners. Members of the board of administration may use e-mail as a means of communication but may not cast a vote on an association matter via e-mail. A unit owner may tape record or videotape the meetings. The right to attend such meetings includes the right to speak at such meetings with reference to all designated agenda items. The division shall adopt reasonable rules governing the tape recording and videotaping of the meeting. The association may adopt written reasonable rules governing the frequency, duration, and manner of unit owner statements.



The changed portions in F.S. 718.112(2)(c) from 2023 to 2024 are shown in the orange, highlighted sections.

Florida Statute (F.S.) 718.112(2)(c)
Board of administration meetings.—In a residential condominium association of more than 10 units, the board of administration shall meet at least once each quarter. At least four times each year, the meeting agenda must include an opportunity for members to ask questions of the board. Meetings of the board of administration at which a quorum of the members is present are open to all unit owners. Members of the board of administration may use e-mail as a means of communication but may not cast a vote on an association matter via e-mail. A unit owner may tape record or videotape the meetings. The right to attend such meetings includes the right to speak at such meetings with reference to all designated agenda items and the right to ask questions relating to reports on the status of construction or repair projects, the status of revenues and expenditures during the current fiscal year, and other issues affecting the condominium. The division shall adopt reasonable rules governing the tape recording and videotaping of the meeting. The association may adopt written reasonable rules governing the frequency, duration, and manner of unit owner statements.