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Elections

Election / Vote Tool

Statutory board elections and member votes with online balloting, quorum tracking, and certified results

Every Florida condominium must hold annual board elections following strict statutory procedures. F.S. § 718.112(2)(d) requires written ballots, a 60-day notice period, and a certified tally. Most associations still conduct elections by photocopier and mailbox — a process that produces contested results and voidable outcomes. Non-compliant elections have been overturned by Florida arbitrators.

The Common Elements Election Tool runs the full ballot workflow on your association's real member roster. The eligibility cutoff pulls from your membership graph automatically. Members vote online via their authenticated platform account. Paper ballots are reconciled by the manager and entered before certification. Quorum is tracked against the statutory threshold. When voting closes, a single click tallies results and issues a certified election certificate.

Supported election types include board seat elections, director recall votes, governing document amendments (including super-majority thresholds under § 720.306), statutory waivers, and special assessment member votes. Sign in to run your association's next election — or use the free SIRS Reserve Planner on the public tools page to see how the platform works before signing up.

Election / Vote Tool

Sign in to run your association's board elections, recall votes, and amendment ballots — with statutory eligibility tracking, online balloting, paper reconciliation, quorum auto-check, and a certified election certificate.

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Statutes referenced

For reference only. Not legal advice. Confirm current statute text with counsel or via our statute reference library.

Frequently asked questions

What is the 60-day notice requirement for Florida condo board elections?
F.S. § 718.112(2)(d) requires that the association mail first notice of the annual election not less than 60 days before the election date. This notice must include the date of the election and a request for candidates to submit their name and qualifications. A second notice with the actual ballot must be mailed not less than 14 days before the election. Failure to provide proper notice makes the election voidable by the arbitration process administered by the Florida Division of Condominiums.
What ballot requirements apply to Florida HOA and condo elections?
Under F.S. § 718.112(2)(d), condo elections must use written or printed ballots and cannot be conducted by acclamation if there are more candidates than seats. Ballots must be returned in inner and outer envelopes with specific identification procedures. For HOA elections under § 720.306, the bylaws govern the ballot procedure, but online voting is expressly permitted when the documents allow it. The Common Elements Election Tool satisfies written ballot requirements for both condos and HOAs when properly configured.
Can Florida HOA and condo elections be conducted online?
F.S. § 718.128 (Condo Act) and § 720.317 (HOA Act) both permit electronic voting when the board adopts an electronic voting system that provides for authentication, security, and confidentiality of the ballot, and members have not opted out in writing. The Common Elements Election Tool provides authenticated online balloting through your members' platform accounts. Paper ballot reconciliation is also supported for members who prefer physical ballots — the manager keys in the paper count before certification.
What happens when a Florida HOA or condo election is contested?
Under F.S. § 718.1255, a unit owner can petition for mandatory non-binding arbitration with the Florida Department of Business and Professional Regulation Division of Condominiums within 60 days of the election. For HOAs, § 720.311 governs dispute resolution. Common grounds for contest include improper notice, ineligible voters, or ballot counting errors. The Common Elements Election Tool creates a full audit trail — eligibility cutoffs, ballot timestamps, and vote counts — that provides documentation if a result is challenged.