Florida condominium law controls how associations govern, how owners exercise statutory rights, how assessments are noticed, how records are produced, and how older buildings handle inspections and reserves. Miami condominium litigation attorney Aaron Resnick of Law Offices of Aaron Resnick represents condominium associations, boards, managers, developers and unit owners.
Tell Aaron what happened. Whether you are an association, a developer, a manager or a unit owner, describe the dispute and what you need to happen next.
What Does a Miami Condo Lawyer Do for an Association and for an Owner?
For an association, Aaron Resnick's work may cover governance, enforcement, assessments, contracts, records, elections, repair obligations and litigation. For an owner, the work may involve access to records, assessment disputes, board action, developer issues or claims against the association. The exact role depends on the matter and on conflict screening.
For association representation, see the firm's condo association representation page. For a homeowners association matter, see the HOA representation page.
What Condominium Cases Has Aaron Resnick Handled?
Aaron Resnick was co-lead class counsel for renters and buyers at Icon Brickell Tower 1 in a fee class action that settled for $762,500 in 2020. In 2016 he was one of the lead attorneys in condominium fee class actions filed across Florida, and in 2012 he represented four NFL players seeking their W South Beach condo hotel deposits.
He has represented unit owners, associations, boards, developers, investors, buyers, sellers, lenders, property managers, contractors and brokers in Miami condominium disputes. The condominium record lists the matters by year.
What Do Milestone Inspections and Structural Integrity Reserve Studies Require Now?
Under chapter 553 of the Florida Statutes, covered condominium buildings generally face a milestone inspection at 30 years and every 10 years after that, with a possible 25 year trigger based on local conditions. Under chapter 718, a structural integrity reserve study is required at least every 10 years for buildings of three habitable stories or more.
Aaron Resnick reads the building's age, its inspection notices and its most recent reserve study before advising a board or an owner. For current inspection, reserve and financing changes, see the firm's Florida Condo Law 3.0 page.
How Quickly Must a Condominium Association Provide Official Records?
A condominium association must make official records available within 10 working days after receiving a written request, under chapter 718 of the Florida Statutes. An association that misses that deadline faces a rebuttable presumption that it willfully failed to comply. With the records, the association must also give the requester a checklist showing which records were made available and which were not.
That deadline makes the request, the delivery date, the scope of the records and the association's response important evidence in a records dispute. Aaron Resnick starts with the written request and the date the association received it.
What Notice Is Required Before a Condominium Special Assessment?
For a nonemergency special assessment, written notice of the board meeting must be mailed, delivered or electronically transmitted to unit owners and posted on the condominium property at least 14 days before the meeting, under chapter 718 of the Florida Statutes. The notice must state that assessments will be considered and give their estimated cost and purposes.
For disputes over the assessment itself, see the firm's condo assessment dispute page.
What Rights Do Unit Owners Have at Condominium Board Meetings?
Board meetings where a quorum is present are open to all unit owners under chapter 718 of the Florida Statutes. Owners may speak on designated agenda items. Notice of a regular board meeting must identify the agenda items and be posted at least 48 continuous hours before the meeting, except in an emergency.
Those rights matter when a dispute concerns notice, participation, an assessment vote, repair decisions, records or whether the board acted on an item that was properly disclosed. Aaron Resnick compares the posted notice and agenda with what the board did.
How Does Suing or Defending a Condominium Association Work?
Before suing over a covered dispute, such as board authority over a unit or common elements, meeting notice or records inspection, a party must petition the state condominium division for nonbinding arbitration or start presuit mediation under chapter 718 of the Florida Statutes. Election and recall disputes follow a separate route, and levying or collecting an assessment is not covered.
The firm starts with the declaration, the bylaws, the board record, the notices and the payments, then matches the claim to the procedure the statute assigns to it.
Condo Dispute Pages
- Condo Association Representation: association operations, governance, enforcement, contracts, records, assessments and litigation.
- Condo Assessment Disputes: special assessments, notice, authority, allocation, collection and related disputes.
- Condominium Deposit: purchase deposits, escrow, contract cancellation and deposit return disputes.
- Florida Condo Law 3.0: milestone inspections, structural integrity reserve studies, reserve funding and current legal changes.
Send the parties, the problem and the next date; the firm reviews every inquiry and tells you whether it can help.
We Don't Make Promises. We Have Results to Prove It.
Aaron Resnick has handled business disputes in Miami since 1998 and is a fourth generation Miami attorney. He works hands-on on every case; the client gets Aaron on every major litigation issue, not a junior partner. The Law Offices of Aaron Resnick represents condominium associations, boards, managers, developers and unit owners in Miami Dade, Broward and Palm Beach counties and across Florida in condominium governance, assessments, records, inspections and disputes. Call 305-672-7495 or request a consultation.
This page provides general information and is not legal advice. Prior results do not guarantee or predict a similar outcome.
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