Florida Condo Voting Rules: What Boards Need to Know

Condominium elections in Florida follow a more detailed statutory process than HOAs — and getting the timeline wrong is one of the most common ways a condo election gets challenged. Here’s exactly what F.S. §718.112 and §718.128 require, and how VotingPRO’s condo voting software is built to keep every step of the process defensible.

The Board Election Notice Timeline

Florida law sets out a specific four-step timeline for condo board elections (F.S. §718.112):

1. First notice — at least 60 days before the election
2. Candidate notice of intent — candidates must submit this in writing at least 40 days before the election
3. Candidate information sheet — due at least 35 days before the election, to be included with the ballot
4. Second notice and ballot — sent between 14 and 34 days before the election

This timeline is specific to condominiums — Florida HOAs don’t have the same statutory candidate deadlines. Track all four deadlines automatically with our Florida election deadline calculator.

Proxy Voting Is Restricted

This is one of the biggest differences between condos and HOAs in Florida. Under F.S. §718.112, condo unit owners generally cannot use a general proxy to vote. Board elections must always be conducted by secret ballot — proxies are never allowed for electing board members, regardless of what your governing documents say.

Limited proxies — proxies with specific, written voting instructions — are permitted only for a narrow set of matters: waiving or reducing reserves, waiving financial reporting requirements, and voting on amendments to the declaration or bylaws.

Electronic Voting

F.S. §718.128 governs electronic voting for condominiums, with requirements that include:

• A documented opt-in/opt-out process for electronic voting
• Secure identity authentication tied to the association’s roster
• Strict separation between voter identity and ballot content
• Device compatibility testing before the voting deadline
• Immediate electronic receipts for every vote
• A complete, retrievable audit trail for board-authorized review

See our full compliance overview for more detail on how VotingPRO approaches each of these requirements.

Common Mistakes That Get Condo Elections Challenged

• Missing any step of the 60/40/35/14–34-day notice sequence
• Using a general proxy for a board election — this is not allowed, period
• Confusing limited proxy rules (allowed for specific matters) with general proxy voting (not allowed for elections)
• Not maintaining a clear, auditable record of the entire process

Frequently Asked Questions

What is the notice timeline for a Florida condo board election?
Four steps: first notice at least 60 days before, candidates’ notice of intent at least 40 days before, the candidate information sheet at least 35 days before, and the second notice with ballots between 14 and 34 days before the election.

Can proxies be used for condo board elections in Florida?
No. Board elections must be conducted by secret ballot — general proxies are not permitted for electing board members under any circumstances.

What can a limited proxy be used for in a Florida condo?
Limited proxies with specific voting instructions are allowed only for reserve waivers, financial reporting waivers, and amendments to the declaration or bylaws — not for board elections.

How is this different from HOA voting rules in Florida?
HOAs follow a simpler notice process (14 days minimum, no statutory candidate deadline) and permit general proxy voting, including for board elections. Condos follow the more detailed four-step timeline above and restrict proxies significantly more.

Can a Florida condo association vote electronically?
Yes, under F.S. §718.128, with requirements for consent, identity authentication, ballot secrecy, and a complete audit trail.

Manual tracking of a four-deadline timeline is where most condo elections go wrong. VotingPRO tracks every notice deadline, manages candidate submissions, and keeps a complete audit trail automatically — and our quorum calculatorcan help with the participation side too.