THE BOSS CONDO FAQ's
Welcome to Your “One-Stop Shop” for
Condo Questions & Answers !
Clear Answers. No Legalese. No Guesswork.
You Asked. We Delivered. (No Returns Necessary.)
If there is one thing I’ve learned from our owners and board members, it’s that “condo life” often comes with more questions than a toddler on a road trip. Navigating the rules of the road shouldn’t feel like you’re reading a map in a storm.
Because clarity is a luxury you deserve, I’m launching a dedicated Q&A forum right here on this page. Consider this your official “one-stop shop” for answers—no more digging through old emails or guessing at bylaws. As the questions roll in, the answers will go up.
Think of it as your community cheat sheet, minus the detention.
Let’s be honest: navigating Florida’s Condo Statutes (especially the 2024–2026 updates) can feel a bit like trying to assemble IKEA furniture in the dark. Between Statute 718.111 (the “Business” of the condo) and Statute 718.112 (the “Rules” of the road), there is a lot of fine print to digest. I’ve heard from many of you that finding straight answers is the biggest hurdle to enjoying condo life.
You asked – We delivered.
This page is now your official Q&A Forum. Think of it as the community “cheat sheet.” Whether you’re curious about our new website requirements, structural reserves, or who really pays for that leaky water heater, you’ll find the answers here.
How it Works:
The Archives: Below, you’ll find an evolving list of the most frequent questions regarding Florida Law and our Association.
Your Turn: Have a question that isn’t answered yet? [Submit it here].
The Update: We’ll post the answer right here for everyone to see. No more hunting through old meeting minutes or “he-said, she-said” in the lobby.
We will continue to add new questions regularly, so hit me up on the Contact Us page or click the SUBMIT link in yellow above and we’ll get it added Likity-Split!
We’re taking the mystery out of the statutes so we can get back to the best part of living here: actually living here.
Quick Legal Disclaimer for Those Who Don’t like to Play Nice…
Disclaimer: All information contained on this website or blog is for informational purposes only, and should not be interpreted as legal advice. The owner of this website is not an attorney, does not give legal advice, nor does he claim to be an attorney. The owner of this website does not assume any responsibility or liability for any omissions or errors in the information provided. The recipient of any information provided on this website or blog is free to acccept or reject any of the information provided at any time. The owner disclaims any and all warranties, including implied warranties, regarding the accuracy and reliability of the information contained therein. All information contained on this website or blog may be used for other purposes without the owner’s consent.
Common Elements (1)
In Florida, the responsibility for paying a hurricane insurance deductible is governed by Florida Statute 718.111(11). The law divides responsibility between the association and the individual unit owners based on what property was damaged.
1. The Association’s Responsibility
Under Florida Statute 718.111(11)(j), the cost of any insurance deductible and any damage in excess of insurance proceeds is considered a common expense of the association.
- Payment: The association typically pays the deductible upfront.
- Funding: Because it is a common expense, the board usually funds this through the association’s reserve accounts or by levying a special assessment against all unit owners.
- Coverage Area: The association’s master policy generally covers the building’s “envelope” (roof, exterior walls, structural components) and all property “as originally installed” according to the original plans and specifications.
2. The Unit Owner’s Responsibility
While the association handles the building’s master deductible, unit owners are responsible for specific items within their units.
- Individual Property: Owners must pay for damage to floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops, and window treatments (curtains, blinds, etc.).
- HO-6 Policy: Unit owners should have their own insurance (HO-6 policy) to cover these items and their own personal deductible.
- Loss Assessment Coverage: Most HO-6 policies in Florida are required by law to include at least $2,000 in “Loss Assessment” coverage. This can often be used to help the owner pay their share of a special assessment levied by the association to cover the master policy’s hurricane deductible.
3. The “Opt-Out” Exception
There is a specific provision under 718.111(11)(k) that allows an association to “opt out” of the statutory allocation described above.
- If a majority of the total voting interests of the association votes to opt out, the association can instead allocate repair and reconstruction expenses according to the specific language in the community’s original Declaration of Condominium.
- If your association has opted out, you must refer to the Declaration to see if the responsibility for deductibles is assigned differently (e.g., making the owner of the damaged unit responsible).
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The Association (1)
In Florida, the responsibility for paying a hurricane insurance deductible is governed by Florida Statute 718.111(11). The law divides responsibility between the association and the individual unit owners based on what property was damaged.
1. The Association’s Responsibility
Under Florida Statute 718.111(11)(j), the cost of any insurance deductible and any damage in excess of insurance proceeds is considered a common expense of the association.
- Payment: The association typically pays the deductible upfront.
- Funding: Because it is a common expense, the board usually funds this through the association’s reserve accounts or by levying a special assessment against all unit owners.
- Coverage Area: The association’s master policy generally covers the building’s “envelope” (roof, exterior walls, structural components) and all property “as originally installed” according to the original plans and specifications.
2. The Unit Owner’s Responsibility
While the association handles the building’s master deductible, unit owners are responsible for specific items within their units.
- Individual Property: Owners must pay for damage to floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops, and window treatments (curtains, blinds, etc.).
- HO-6 Policy: Unit owners should have their own insurance (HO-6 policy) to cover these items and their own personal deductible.
- Loss Assessment Coverage: Most HO-6 policies in Florida are required by law to include at least $2,000 in “Loss Assessment” coverage. This can often be used to help the owner pay their share of a special assessment levied by the association to cover the master policy’s hurricane deductible.
3. The “Opt-Out” Exception
There is a specific provision under 718.111(11)(k) that allows an association to “opt out” of the statutory allocation described above.
- If a majority of the total voting interests of the association votes to opt out, the association can instead allocate repair and reconstruction expenses according to the specific language in the community’s original Declaration of Condominium.
- If your association has opted out, you must refer to the Declaration to see if the responsibility for deductibles is assigned differently (e.g., making the owner of the damaged unit responsible).
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Unit Damage (2)
Under the statute’s insurance provisions, the unit owner is responsible for insuring and replacing all floor, wall, and ceiling coverings, as well as electrical fixtures, appliances, water heaters, and built-in cabinets/countertops within the unit. The association’s master policy generally covers only the “unfinished” structure.
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In Florida, the responsibility for paying a hurricane insurance deductible is governed by Florida Statute 718.111(11). The law divides responsibility between the association and the individual unit owners based on what property was damaged.
1. The Association’s Responsibility
Under Florida Statute 718.111(11)(j), the cost of any insurance deductible and any damage in excess of insurance proceeds is considered a common expense of the association.
- Payment: The association typically pays the deductible upfront.
- Funding: Because it is a common expense, the board usually funds this through the association’s reserve accounts or by levying a special assessment against all unit owners.
- Coverage Area: The association’s master policy generally covers the building’s “envelope” (roof, exterior walls, structural components) and all property “as originally installed” according to the original plans and specifications.
2. The Unit Owner’s Responsibility
While the association handles the building’s master deductible, unit owners are responsible for specific items within their units.
- Individual Property: Owners must pay for damage to floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops, and window treatments (curtains, blinds, etc.).
- HO-6 Policy: Unit owners should have their own insurance (HO-6 policy) to cover these items and their own personal deductible.
- Loss Assessment Coverage: Most HO-6 policies in Florida are required by law to include at least $2,000 in “Loss Assessment” coverage. This can often be used to help the owner pay their share of a special assessment levied by the association to cover the master policy’s hurricane deductible.
3. The “Opt-Out” Exception
There is a specific provision under 718.111(11)(k) that allows an association to “opt out” of the statutory allocation described above.
- If a majority of the total voting interests of the association votes to opt out, the association can instead allocate repair and reconstruction expenses according to the specific language in the community’s original Declaration of Condominium.
- If your association has opted out, you must refer to the Declaration to see if the responsibility for deductibles is assigned differently (e.g., making the owner of the damaged unit responsible).
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0
Disclaimer: All information contained on this website or blog is for informational purposes only, and should not be interpreted as legal advice. The owner of this website is not an attorney, does not give legal advice, nor does he claim to be an attorney. The owner of this website does not assume any responsibility or liability for any omissions or errors in the information provided. The recipient of any information provided on this website or blog is free to acccept or reject any of the information provided at any time. The owner disclaims any and all warranties, including implied warranties, regarding the accuracy and reliability of the information contained therein. All information contained on this website or blog may be used for other purposes without the owner’s consent.