Amending condominium or cooperative bylaws can only be executed after a membership vote. If not provided for in the community documents, the State of Florida requires a minimum 2/3% of the voting interest.
The amendment must contain the full text. Occasionally during minutes taking, we would refer to a title or number of a section for reference. A proposed amendment however, should always consist of the original full text. In this way the text can be added with an underline. And conversely, any words can easily be deleted from the text with a hyphen.
See example of a standard proposed change:
“No unit may be leased for a period of less than two weeks.”
to
“Individual units may be leased for a period of less than one month and no more than four (4) times per fiscal year.”
Individual
nounits may be leased for a period of less thantwo weeksone month and no more than four (4) times per fiscal year.
Simple changes can be proposed and should always be approved by the association attorney. If a change by use of underlines and hyphens would hinder rather than assist, then a more substantial change can be written. However, a notation must be inserted immediately preceding the proposed amendment. The association attorney should always make these extensive proposed amendments, or at least give his written approval.
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Every association has a chronic complainer. Usually it’s the person out of one hundred (100) that always have to complain about something or another. A common nickname is condo commando, bellyacher or squawker. This person rarely has a resolution to a problem, only complaints. Condo commandos are always the first to attend Board meetings. In public some are quiet, while others are vocal and disruptive. So what is the Board to do?
Reporting of financial requirements for homeowner association is identically the same as condominium law. The only difference is if the member of the homeowner association wishes to partition the level of financial reporting, only twenty (20%) of the total membership is required. If partitioning becomes successful, then a duly called members meeting would be mandatory to consider a higher level of financial reporting. A majority vote would determine the level of financial reports due for the end of the fiscal year.
The time of year is here to start preparing for all association’s annual revenue reporting. If the condominium is only fifty (50) units or less, or annual revenues are less than $100.000, then cash receipts would be automatic. The end-of-the-year statement, which is better known as the 12/31 (December, 31st.) would most likely already be prepared by the management company.
Homeowner State requirements are looser than condominium associations. At a duly called homeowner meeting, the board can officially adopt a new agenda anytime without being regarded as an emergency. Also, a vote to add or delete agenda items is not required by the State of Florida. Depending on homeowner by-laws, minimum agenda posting requirements are the same as condominium. See, “ 
A typical Board of Director meeting requires a forty-eight (48) hour agenda notice. The notice should be posted in a conspicuous located on property. One (1) known location is all that is necessary. All agenda items should be incorporated in the agenda, before the meeting. During a duly called board of directors meeting, if a subject comes up without being identified on the agenda, the subject can be voted on, but only on an emergency basis. The vote should be noted in the minutes as an emergency agenda item. The State of Florida requires that an emergency vote shall only pass by a majority plus one (1) vote. 
