BOARD TEMPLATE · § 718.112(2)(c)1

Board Meeting Notice (48-Hour)

For Florida condominium associations · Print or save to PDF with Cmd+P / Ctrl+P

Why the 48-hour clock matters

Section 718.112(2)(c)1 of the Florida Condominium Act requires that notice of every board meeting be posted conspicuously on the condominium property at least 48 continuous hours before the meeting begins. "Conspicuous" means a location where owners are reasonably likely to see it — a lobby bulletin board, the main pool entrance, or a designated community notice board. A notice taped inside the management office or emailed only to owners does not satisfy the posting requirement, even if owners actually read it.

The 48-hour rule applies to regular board meetings. Two situations require extended notice: any meeting at which the board will adopt a special assessment, and any meeting at which it will consider a rule change affecting unit use. Both require 14-day written notice mailed or delivered to each unit owner, with the specific items to be addressed listed on the notice. Treating a special-assessment vote as a routine agenda item posted 48 hours in advance is one of the most litigated procedural errors in Florida condo law.

What counts as compliant posting: (a) physical paper posted continuously from the required time until after the meeting; (b) on a digital sign on condominium property if the sign is always visible and the notice runs for the required period. Document the posting: write down who posted it, where, and the exact date and time. That certification is the evidence you will need if an owner later argues proper notice was not given. Use the certification block at the bottom of this template and keep the completed copy in the association's official records.

The agenda matters too. While § 718.112(2)(c)1 does not require a fully detailed agenda for a routine meeting, any item not on the agenda should not result in a binding board action. As a best practice, list every substantive item — this protects the board from a later challenge that an action was taken without adequate owner notice.