Reform 1 — A vote on every decision

A vote on every decision

The problem

Decisions affecting all 750 unit owners have been made without our input. Pool access policies changed silently. Rule revisions adopted with no notice. Material changes voted on by five Board members on behalf of seven hundred and fifty.

This is not how a community of owners should be governed.

The reform

Material decisions affecting common elements, common expenses, or rights of unit owners should be voted on by all unit owners — not just the Board.

Florida law already requires this for "material alterations" under §718.113(2). What Fallsvoice proposes is to make it the cultural norm, the expectation, the default — not the exception.

How it works

Florida Statute §718.128 authorizes electronic voting for condominium associations. With proper notice, owners can vote on any matter electronically — quickly, securely, and verifiably.

A practical framework:

  • Routine operational decisions continue to be made by the Board (budget management, vendor contracts under threshold, day-to-day operations).

  • Material decisions require an electronic vote of all owners. Examples:

    • Changes to common element use (pool access, parking, amenities)
    • Rule revisions affecting owner rights
    • Capital improvements above a threshold
    • Significant policy changes
    • Special assessments

  • Each electronic vote has a clear notice period, a plain-language explanation, and a verifiable count.

Why this matters

Without owner votes on material decisions:

  • The Board acts as a small oligarchy speaking for 750 owners
  • Owners learn of changes after they take effect
  • Trust between owners and Board erodes
  • The community fragments into "us" and "them"

With owner votes on material decisions:

  • The Board becomes a representative body, not an isolated authority
  • Owners are informed before decisions, not after
  • Trust grows because outcomes are legitimate
  • The community feels like a community

The legal foundation

  • §718.128, F.S. — Electronic voting is expressly authorized for Florida condominiums
  • §718.113(2), F.S. — Material alterations of common elements require 75% approval when the Declaration is silent
  • §718.112(2)(c), F.S. — Owner petition requirements
  • §718.112(2)(j), F.S. — Special meetings called by owners

This reform is not a leap. It is a restoration of what Florida law already contemplates.