BOARD TEMPLATE · § 718.112(2)(e)

Budget Meeting Notice (14-Day) with Affidavit

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

Why the 14-day clock matters — and why the affidavit is critical

Florida § 718.112(2)(e)1 requires that the proposed annual budget be mailed, delivered, or electronically transmitted to every unit owner at least 14 days before the budget-adoption meeting. The notice itself must accompany the proposed budget — the two travel together. Mailing the notice without the budget, or posting only to the community board without individual delivery, does not satisfy the statute.

The 14-day clock is a hard deadline. If it is missed, the meeting can proceed but the budget it adopts is procedurally vulnerable. An owner who did not receive timely notice has grounds to challenge the budget.

The 115% triggerdeserves special attention. Under § 718.112(2)(e)2.a, if the board adopts a budget that increases total assessments by more than 115% over the prior year's budget, a super-majority of unit owners can call a special meeting to substitute their own budget. Boards navigating a large assessment increase should be aware of this threshold before the adoption meeting. The total assessments line in this notice — and the year-over-year change calculation — helps owners identify whether the 115% trigger applies.

The affidavit at the bottom of this template is the document that proves compliance. It is the only contemporaneous, sworn record that the notice and proposed budget were transmitted to every unit owner within the statutory window. If an owner later claims they received no notice, the affidavit — signed, dated, and filed with the association's official records — is the board's primary defense. Without it, the board is left arguing from memory and reconstructed mail logs. Sign it at the time of mailing or delivery, not after the meeting.