When must a Florida condo association send the first notice of election?

On or before 60 days before the election. The first notice of election also solicits candidates. This is a statutory floor under §718.112(2)(d)5.a — if counting back lands on a weekend or holiday, the association sends earlier, not later.

When is the second notice of election and ballot mailed in a Florida condo?

Within the window of not less than 14 and not more than 34 days before the election (§718.112(2)(d)5.a). The second notice includes the ballot, the inner and outer envelopes, and any candidate information sheets.

When must a candidate give notice of intent to run for a Florida condo board?

On or before 40 days before the election (§718.112(2)(d)5.a). A candidate may also furnish an information sheet, due on or before 35 days before the election.

Are proxies allowed in a Florida condominium board election?

No. Proxies may not be used to elect board members in a condominium (§718.112(2)(b)2). The election is by secret written ballot. Limited proxies may still be used for non-election business at the same meeting.

How many owners must vote for a Florida condo election to be valid?

At least 20% of the eligible voters must cast a ballot (§718.112(2)(d)5.a). If fewer than 20% vote, no election takes place and the incumbent directors carry over.

Is a condo election held if there are not more candidates than open seats?

No. If the number of candidates does not exceed the number of vacancies, no election is held and the candidates are seated (§718.112(2)(d)3, Florida Statutes).

Does software replace the association's lawyer for a condo election?

No. A tool can date the statutory notice windows and keep an auditable record — RecordGuards is designed to do that and to mail the notices and generate the ballots — but the association's counsel sets its legal posture and confirms how the statute applies.

Florida statute · Chapter 718

§718.112

Florida Condominium Board Election Deadlines: the §718.112 Notice Timeline

This page provides general information about the Florida statutes governing condominium board elections, current as of 2026-05-16. It is not legal advice and does not account for your association's specific governing documents or recent amendments. Confirm how these deadlines apply to your association with your association's counsel.

A Florida condominium board election runs on fixed statutory notice windows counted backward from the election date. The association mails the first notice of election on or before 60 days before the election; candidates give written notice of intent on or before 40 days before; the second notice with the ballot goes out in the window of not less than 14 and not more than 34 days before the election. These windows are set by §718.112(2)(d)5.a, Florida Statutes. RecordGuards built a free Florida Association Election Timeline tool that dates every one of these milestones from your election date.

Date your condo election deadlines

Enter your election date and we'll compute every §718.112 notice deadline, counted backward and cited.

Association type

Condominium · Chapter 718

Election or annual-meeting date

Every deadline is counted backward from this date.

Optional details

Association name

Personalizes the heading on your printout.

Open board seats

Candidates so far

Seats and candidates let us flag whether an election is even required — an election is held only when candidates outnumber open seats.

How many days before a Florida condo election must each notice go out?

Florida condominium board-election notice milestones, statutory floor, and governing statute
Milestone	When (statutory floor)	Statute
First Notice of Election + candidate solicitation	On or before 60 days before	§718.112(2)(d)5.a
Candidate written notice of intent to be a candidate	On or before 40 days before	§718.112(2)(d)5.a
Candidate information sheet	On or before 35 days before	§718.112(2)(d)5.a
Second Notice + ballot + inner/outer envelopes + info sheets	Not less than 14 and not more than 34 days before	§718.112(2)(d)5.a
Annual meeting notice	On or before 14 days before	§718.112(2)(d)4

Does a Florida condo election require a secret ballot?

Yes. Condominium board elections are conducted by secret written ballot under §718.112(2)(d). The ballot lists candidates by surname in alphabetical order where practicable, with no incumbency designation.

Are proxies allowed in a Florida condo board election?

No — proxies may not be used in electing board members in a condominium (§718.112(2)(b)2). Proxies are limited to other, non-election matters at the meeting. So a member may use a limited proxy for quorum or for non-election business at the same annual meeting, but the board election itself is decided only by the secret written ballots cast.

What happens if fewer than 20% of eligible voters vote in a condo election?

At least 20% of the eligible voters must cast a ballot for a condominium election to be valid (§718.112(2)(d)5.a). If fewer than 20% participate, no election takes place, and the incumbent directors carry over. There is no equivalent participation threshold for HOA or cooperative elections.

Is an election required if there are not more candidates than seats?

No. If the number of candidates does not exceed the number of open seats, no election is held and the candidates are seated (§718.112(2)(d)3, Florida Statutes). The notice and candidate-intent steps still run up to that point.

How RecordGuards helps

This free tool dates the §718.112 notice windows from your election date so nothing is counted by hand. RecordGuards, the compliance platform it comes from, is designed to go further — mailing the first and second notices, generating the ballot and candidate packets, and keeping an append-only record of every notice — though your association's counsel sets its legal posture. It does not replace that legal judgment.

Common questions

When must a Florida condo association send the first notice of election?: On or before 60 days before the election. The first notice of election also solicits candidates. This is a statutory floor under §718.112(2)(d)5.a — if counting back lands on a weekend or holiday, the association sends earlier, not later.
When is the second notice of election and ballot mailed in a Florida condo?: Within the window of not less than 14 and not more than 34 days before the election (§718.112(2)(d)5.a). The second notice includes the ballot, the inner and outer envelopes, and any candidate information sheets.
When must a candidate give notice of intent to run for a Florida condo board?: On or before 40 days before the election (§718.112(2)(d)5.a). A candidate may also furnish an information sheet, due on or before 35 days before the election.
Are proxies allowed in a Florida condominium board election?: No. Proxies may not be used to elect board members in a condominium (§718.112(2)(b)2). The election is by secret written ballot. Limited proxies may still be used for non-election business at the same meeting.
How many owners must vote for a Florida condo election to be valid?: At least 20% of the eligible voters must cast a ballot (§718.112(2)(d)5.a). If fewer than 20% vote, no election takes place and the incumbent directors carry over.
Is a condo election held if there are not more candidates than open seats?: No. If the number of candidates does not exceed the number of vacancies, no election is held and the candidates are seated (§718.112(2)(d)3, Florida Statutes).
Does software replace the association's lawyer for a condo election?: No. A tool can date the statutory notice windows and keep an auditable record — RecordGuards is designed to do that and to mail the notices and generate the ballots — but the association's counsel sets its legal posture and confirms how the statute applies.

From checklist to done

This is the checklist. RecordGuards does the work.

This free tool dates the deadlines. The RecordGuards platform it comes from is built to carry them out — your association keeps control, the software does the toil:

Mails the first and second notices on schedule and keeps the proof.
Generates the ballot, envelopes, and candidate information sheets.
Tracks who has voted and flags the 20% condo participation threshold.
Produces the affidavit of mailing and an append-only record of every notice.

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RecordGuards is a compliance platform, not a law firm, and does not provide legal advice.