Common Elements Maintenance: What to Expect in Florida

When you purchase a condominium in Florida, you are not just buying a unit in a building, you are also buying an ownership interest in the common areas of the building and the surrounding property. This includes the hallways, elevators, parking lot, landscaping, and other amenities. As a condo owner, you are responsible for paying your share of the costs associated with maintaining and repairing these common elements. This is known as common elements maintenance.

Common elements maintenance can be a significant expense for condo owners, especially in Florida where the weather can take a toll on buildings and landscaping. However, it is important to remember that common area maintenance is essential to protecting your investment and maintaining the value of your condo.

Components of Common Area Maintenance

Condominium living involves shared spaces known as ‘common elements’. These areas, such as walkways, hallways, pools, and clubhouses, are vital to the community’s functionality. Regular maintenance of these spaces is essential. Understanding the components of common elements maintenance is key to ensuring their longevity and aesthetic appeal.

• Landscaping & Maintenance: Ensuring the aesthetics and health of the green spaces.
• Lighting: Adequate illumination for safety and ambiance.
• Elevator Maintenance: Ensuring smooth operation and safety for residents.
• Recreational Facilities: Maintenance of gyms, pools, and other amenities.
• Parking Lot & Garage Maintenance: Repairing potholes, repainting lines, and ensuring security.
• Roof Maintenance: Checking and repairing roofs to avoid leaks and damage.
• Drainage & Plumbing: Ensuring water flow is unobstructed and plumbing is functional.
• Safety Inspections: Regular checks to ensure all areas meet safety standards.
• Community Spaces: Maintenance of communal rooms, such as event spaces or lounges.
• Signage: Maintaining clear and visible signs for directions, rules, or notices.
• Trash & Waste Management: Keeping the surroundings clean.
• Pest Control: Ensuring safety and health of the residents.
• Utilities & Security: Functioning of basic amenities and ensuring security.
• Insurance: Protection against unforeseen circumstances.
• Repairs & Replacements: Maintaining the structural integrity of the building.

Allocation of Costs

Pursuant to the Florida Condominium Act, specifically Section 718.115(2), Florida Statutes, costs related to the maintenance of common elements are often allocated based on portions or percentages provided in the condominium Declaration for each unit. Sometimes the Declaration allocates for the larger units paying a higher the percentage of maintenance costs an owner will be responsible for. This ensures that the allocation is both equitable and proportionate to the benefit derived from the shared spaces.

Rights and Responsibilities

Under Section 718.112(2)(d)3., Florida Statutes, unit owners are entitled to certain rights. This includes inspecting official records, receiving timely notice of meetings, and exercising their voting rights on issues that pertain to the condominium association and the common elements.

The Florida Condominium Act, Section 718.116(1), Florida Statutes, stipulates that unit owners must pay their share of common expenses in the manner and frequency determined by the Association. Moreover, they are bound to comply with the rules set forth by the condominium’s governing documents, ensuring the seamless functioning of the community.

Navigating Through Disputes

Disputes within a condominium association, while unfortunate, can be a common occurrence. Addressing these issues head-on is crucial for the harmony and functionality of the community.

Prevention is Better Than Cure

Being proactive is often the first step in avoiding potential disputes. Owners are encouraged to thoroughly understand their association’s governing documents. Staying informed about the budget and ongoing financial activities can prevent misunderstandings. 

Active participation in association meetings not only provides insights but also fosters a sense of community and belonging. Moreover, it’s essential to establish and maintain open lines of communication with the board, ensuring any concerns are addressed promptly.

Resolution Paths

In situations where disputes arise, it’s always recommended to seek amicable resolutions initially. A constructive dialogue can resolve many misunderstandings. If disagreements intensify, considering mediation or arbitration can be beneficial as these methods often bring about a resolution without the adversarial nature of a court proceeding. 

However, when all else fails and a middle ground seems elusive, pursuing a lawsuit might become a necessary course of action.

Secure Your Investment: Ferrer Law Group at Your Service

Navigating the realm of common area maintenance in Florida is intricate. But with the right legal guidance, such challenges become less daunting. Whether it’s understanding the depth of the condo law or delving into the HOA law, the importance of thorough, knowledgeable representation is undeniable.

At Ferrer Law Group, we’re dedicated to assisting homeowners and investors alike in understanding and making the most of their rights. Your investment in the Sunshine State deserves nothing but the best. If you’re seeking clarity, guidance, or resolution in condominium or HOA matters, take the decisive step. 

Reach out to us today.