Quick Reference: Penalties at a Glance Offense – Level – Mandatory Action Kickbacks / Bribery 3rd Degree Felony Removal from Board Record Destruction 1st Degree Misdemeanor Removal from Board Hiding Records (to hide crime) 3rd Degree Felony Removal from Board Voting Fraud 1st Degree Misdemeanor Removal from Board Debit Card Misuse Theft (Misdemeanor/Felony) Removal from Board

Yes. An officer or director must be removed from office if they are charged by information or indictment with certain crimes, including forgery of a ballot, theft or embezzlement of association funds, or destruction of official records.

No. You are entitled to at least 14 days’ notice and a hearing before an independent committee (not the Board) before a fine can be finalized.

No. Any officer or director who knowingly accepts a kickback commits a third-degree felony and must be removed from the Board immediately.

Yes. Within 90 days of election, they must complete a 4-hour educational course. In 2026, they also need 1 hour of continuing education annually. No “learning on the job” allowed!

Finding state-approved education is easier than it used to be. You can get certified through the DBPR (Department of Business and Professional Regulation) directly for free, or through several private law firms and educational companies that offer self-paced online versions. Here is a list of approved providers and resources for 2026: 1. The Official State Calendar (Free) The DBPR’s Division of Florida Condominiums, Timeshares, and Mobile Homes offers free 4-hour certification webinars and in-person classes throughout the year. Where to look: DBPR Education Calendar Cost: Free Best for: Directors looking for the most “official” state-run training at no cost. 2. Private Online Providers (Self-Paced) If you can’t make a scheduled webinar, these private companies offer on-demand, self-paced courses that you can start and stop at your convenience: Prolicense Florida: Offers the required 4-hour initial course and the 1-hour annual CE update. Education Pathways: Known for affordable, self-paced bundles (Initial 4-hour and Annual CE). FirstService Residential: Provides a popular on-demand board certification course specifically updated for the new SIRS and milestone inspection laws. FIU Executive Education: Offers a highly regarded “Condominium Board Member Training Certificate” that is slightly more academic and in-depth. 3. Specialized Law Firm Webinars Many Florida “Condo Law” firms provide approved certification courses. These are often excellent because they include real-world legal examples from the attorneys’ practices. Becker & Poliakoff: One of the largest firms; they host frequent “Board Member Certification” webinars. Siegfried Rivera: Frequently holds 2026 certification events focused on structural integrity and financial compliance. Kaye Bender Rembaum: Offers a “Condo Board Member Certification Webinar” typically on the last Tuesday of the month. Quick Checklist for Choosing a Provider Before you pay or sign up, ensure the course covers these four mandatory topics required by the 2024/2025 updates to F.S. 718.112: Financial Literacy & Transparency (Budgeting and reserves). Recordkeeping (Official records and new website requirements). Levying of Fines (Proper notice and hearing procedures). Notice & Meeting Requirements (Agenda specificities). Pro-Tip: Once you finish, you must submit the certificate to the Association Secretary within 90 days of your election. I recommend also keeping a digital copy for yourself; as we discussed, the board is now criminally liable for “losing” these records if they are trying to hide something!

The Board has 30 days to give you a substantive response. If they need a legal opinion, they can take up to 60 days, but they have to tell you that first.

Yes. Directors are limited to 8 consecutive years on the Board unless they are re-elected by a two-thirds supermajority or if there aren’t enough candidates to fill the seats.

Under F.S. 718.112, here are the specific requirements directors must now meet to remain eligible to serve. 1. The Two-Step Initial Certification Every director elected or appointed must now complete two distinct tasks within 90 days of taking their seat: Written Certification: Sign a document stating they have read the association’s declaration, articles of incorporation, bylaws, and current written policies, and will uphold them faithfully. Educational Certificate: Complete a 4-hour state-approved training course. Important Note: If you were already on the board before July 1, 2024, your deadline to complete this 4-hour course was June 30, 2025. If you haven’t done it yet, you are technically suspended from the board by law. 2. What is covered in the 4-hour course? The curriculum isn’t just a general overview anymore. It must specifically include: Milestone Inspections and Structural Integrity Reserve Studies (SIRS). Financial literacy and transparency. Recordkeeping and notice/meeting requirements. Election procedures and levying of fines. 3. Annual “Continuing Education” (CE) Education is no longer a “one and done” event. To keep up with the constant changes in Florida law: Requirement: Directors must complete 1 hour of continuing education annually. Focus: This hour must specifically cover changes made to Chapter 718 and related administrative rules during the preceding year. Validity: While the initial 4-hour certificate is valid for 7 years (as long as service is uninterrupted), the 1-hour update must be done every single year.

Recent legislative sessions (specifically House Bill 1021, often called “Condo 3.0,” effective July 1, 2024) have dramatically increased the stakes for board members. Florida has shifted from treating association mismanagement as a purely civil matter to one with serious criminal consequences. Here is a breakdown of the new criminal penalties and strict compliance duties under F.S. 718.111 and related sections: 1. The “Kickback” Felony It is now a third-degree felony for any officer, director, or manager to knowingly solicit or accept a “kickback.” Definition: A kickback is any thing or service of value for which the recipient has not provided equal consideration in return. Penalty: Up to 5 years in prison and a $5,000 fine. 2. Fraudulent Voting Activities Election integrity is now protected by criminal law. It is a first-degree misdemeanor to: Knowingly aid, abet, or advise another person in fraudulent voting. Prevent a member from voting or change a ballot/envelope. Use bribery, threats, or violence to influence a vote. 3. Accounting Records & “Harmful Intent” While accidental errors are not criminal, intentional acts are. It is a first-degree misdemeanor to: Knowingly and intentionally deface or destroy accounting records. Fail to create or maintain required records with the intent to cause harm to the association or its members. 4. Record Obstruction & Felony Charges The law now targets those who hide records to cover up other crimes. The Offense: Willfully refusing to release or produce association records with the intent to avoid detection, arrest, or punishment for a crime is a third-degree felony. The “Checklist” Rule: To prevent “hiding” records during a request, associations must now provide a checklist of what was provided and what was missing. 5. Mandatory Removal from Office If a director or officer is charged by information or indictment with any of the following, they must be immediately removed from the board: Forgery of a ballot envelope or voting certificate. Theft or embezzlement of association funds. Destruction of or refusal to allow inspection of records in furtherance of a crime. Obstruction of justice. 6. The “Debit Card” Ban Using an association-issued debit card for any reason—even a legitimate association expense—is strictly prohibited. The Penalty: If a card is used for an expense that is not a “lawful obligation” of the association (not in the budget or minutes), it is considered theft, punishable under Florida’s criminal theft statutes. 7. Retaliation & “SLAPP” Suits The 2024 law expanded protections for “whistleblower” owners. The association cannot fine or sue an owner in retaliation for: Complaining to the Division of Condominiums. Filing a complaint with law enforcement or the State Attorney. Making public statements critical of the board.

The statute is very clear: a director who fails to timely file their certificates is automatically suspended from the board. The suspension lasts until they comply. The remaining board may appoint a temporary replacement during the suspension. Public Record: The association is required to keep these certificates as “Official Records” for at least 7 years, meaning any owner can ask to see them to verify the board is legally seated.

They must disclose it. If a contract exceeds $2,500 and a Director has a “financial interest,” the Board must usually seek multiple bids and disclose the relationship in the minutes.