Your community portal for announcements, documents, and Florida law resources — fully compliant with the Florida Condominium Act.
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Florida Law Notice: Per FL §718.111(12), official records are available to verified unit owners. Declaration, Bylaws, and Rules & Regulations are publicly accessible. All other records require verified owner login. As a 2-story building, this Association is exempt from SB 4-D milestone inspections and SIRS requirements — these apply only to buildings 3 stories or higher (FL §553.899).
Publicly available documents are accessible to all. All other records require verified owner login per FL §718.111(12).
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Publicly Available Documents
Required to be public under FL §718.111(12)
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Declaration of Condominium
Master governing document • FL §718.104
Public
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Association Bylaws
Board operations & meeting procedures
Public
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Rules & Regulations
Community standards & policies
Public
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Estoppel Certificate Request Form
Required for sale/transfer • FL §718.116(8)
Request
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Meeting Notices (upcoming)
Posted per FL §718.112(2)(d)
Public
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Owner-Only Documents
Verified unit owners only — login required
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Board & Annual Meeting Minutes
All meeting records • FL §718.111(12)(a)8
🔒 Login
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Financial Statements & Annual Budget
Financials, audit & current budget
🔒 Login
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Reserve Fund Balance & Policy
FL §718.112(2)(f) • Current year
🔒 Login
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Insurance Certificate
Property & liability • FL §718.111(11)
🔒 Login
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Vendor & Service Contracts
Association service agreements
🔒 Login
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Unit Owner Roster
Owner directory • FL §718.111(12)(a)11
🔒 Login
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Past Board Meeting Minutes
Archived records • 7-year retention required
🔒 Login
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Records Request Information
Per Florida Statute §718.111(12), unit owners have the right to inspect and copy the official records of the Association. The Association must make records available within 10 business days of a written request. Records may be inspected during business hours or through the owner portal.
Complete reference for Pelican Point owners — all statutes, rights, exemptions, and sources
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2-Story Building — SB 4-D Exempt
Pelican Point at Boynton Beach is a 2-story building. Florida's SB 4-D building safety law (milestone inspections and Structural Integrity Reserve Studies) applies only to buildings 3 stories or higher. This Association is fully exempt from those requirements. This exemption is confirmed by multiple Florida statutes and the Florida DBPR.
Disclaimer: This guide is provided for informational purposes only and is not legal advice. For specific legal questions, consult a Florida-licensed attorney. All statute links go directly to the official Florida Legislature website (flsenate.gov) or DBPR (myfloridalicense.com).
🏛️ Governing Law — Florida Chapter 718
📖 Florida Condominium Act — Chapter 718
The primary law governing all Florida condominium associations. Covers formation, operation, management, elections, meetings, records, finances, and owner rights. Applies to all condos statewide including Pelican Point.
Defines the powers and duties of the condo association, including the duty to maintain official records, carry insurance, manage common elements, and act in unit owners' best interests.
The master governing document for every condo association. Must be recorded in the public records of the county. Sets out unit boundaries, common elements, and ownership rights.
Governs board of directors operations, meeting requirements, notice requirements, elections, budgets, and reserve funding. One of the most frequently referenced sections for day-to-day operations.
Unit owners have the right to inspect and copy all official records of the association within 10 business days of a written request. Includes financials, minutes, contracts, and correspondence. Association may charge reasonable copying costs. Failure to provide records within 10 days: $50/day penalty up to $200.
Unit owners have the right to attend all board meetings and committee meetings (except meetings with the association's attorney or personnel matters). Owners may speak on agenda items.
Each unit has one vote unless the declaration provides otherwise. Owners may vote in person, by absentee ballot, or by proxy (limited). Board elections must be by secret ballot.
The association is strictly prohibited from retaliating against owners who report violations, file complaints, or make public statements critical of the association. Retaliation via fines or harassment is illegal.
💰 Right to Budget & Financial Info — §718.112(2)(e)
Owners must receive the proposed annual budget at least 14 days before adoption. Financial reports must be maintained and available. Audited financial statements required if the association has $500,000+ in annual revenue.
Any owner (or their agent) may request an estoppel certificate when selling or transferring a unit. The association must provide it within 10 business days. Fees are capped by statute: $299 (standard), $599 (expedited in 3 days), $699 (both if delinquent).
Board meetings must be noticed at least 48 hours in advance by posting notice on the property. Notice must state the date, time, and location of the meeting.
Annual and budget meetings require 14 days advance notice, mailed or hand-delivered to all unit owners. Must include the proposed budget. Notice also posted on property.
Board elections must be conducted by secret ballot. Candidates may submit candidate information statements (up to 150 words). Candidates not included on the official ballot may not be written in. Results must be announced at the election meeting.
New board directors must complete a 4-hour educational course within 90 days of election/appointment. Additionally, directors must complete at least 1 hour of continuing education annually (effective 2024).
Associations must maintain reserve accounts for deferred maintenance and capital expenditures (roof, painting, pavement, and other items with deferred costs over $10,000). A reserve schedule must be included in the annual budget.
✅ Reserve Waiver — 2-Story Buildings May Vote to Waive
For buildings under 3 stories (like Pelican Point), unit owners may still vote to waive or reduce reserves at the annual budget meeting. A majority vote of total voting interests is required. This is different from 3+ story buildings where SIRS reserves cannot be waived.
Associations must prepare annual financial reports. Depending on total annual revenues, this may require a compiled, reviewed, or audited financial statement by a CPA. Reports must be distributed to owners within 60 days of fiscal year end.
Associations are prohibited from using debit cards for association expenditures. All funds must be managed through proper accounting procedures. The association must maintain fidelity bonding for all persons who control funds.
🏗️ SB 4-D Building Safety — Exemption Detail for 2-Story Buildings
Summary: SB 4-D (2022) and SB 154 (2023) created milestone inspections and Structural Integrity Reserve Studies (SIRS) for Florida condos. These requirements apply only to buildings 3 stories or higher. Pelican Point at Boynton Beach is a 2-story building and is fully exempt from all SB 4-D requirements.
✅ Milestone Inspection Exemption — §553.899
FL §553.899 requires milestone structural inspections for condo buildings "three stories or higher." Two-story buildings are explicitly not covered. No inspection required for Pelican Point.
Structural Integrity Reserve Studies (SIRS) are required for buildings "three stories or higher in height." The SIRS mandate and the associated no-waiver rule both apply only to 3+ story buildings.
The Florida Division of Condominiums (DBPR) confirms: "SB 4-D requires condominiums and cooperatives to conduct a SIRS for buildings that are three stories or higher." Buildings under 3 stories are not subject to these requirements.
SB 154 was passed in 2023 to clarify and refine SB 4-D. It revised the 25-year coastal trigger to be locally determined and adjusted some deadlines. The 3-story threshold remained unchanged. 2-story buildings remain exempt.
Additional legislation clarified condo rules, added director education requirements, anti-retaliation protections, and debit card bans. None of these bills changed the 3-story threshold for inspections or SIRS.
By January 1, 2023, ALL condo associations (including 2-story) were required to report basic building information to the DBPR Division. This is a one-time reporting requirement, separate from the inspection/SIRS requirements.
Before filing a lawsuit against the association, unit owners must generally go through pre-suit mediation (except for emergencies or certain types of disputes). The DBPR provides alternative dispute resolution services.
Unit owners may file complaints with the Florida DBPR Division of Condominiums for violations of Chapter 718. The Division can fine associations, order record access, and investigate complaints.
Associations may levy fines against owners for rule violations, but only after proper notice and a hearing before a fines committee. Fine amounts and procedures are regulated by statute. Owners may appeal fines.
Board members who knowingly solicit or accept kickbacks, misuse association funds, or willfully fail to comply with statute obligations face criminal penalties under Florida law (first or second degree misdemeanor or felony depending on severity).