What does Florida Statute 718 require for material disclosure on a condo re-roofing vote?
The 115% threshold triggers the disclosure
F.S. 718.303(4) defines "material alteration or substantial addition" in part as any board-initiated assessment raising unit-owner liability above 115% of the prior year's assessment. Most re-roofing projects comfortably cross this line — the average reserve study funding re-roofing runs 200-400% of one year's operating budget, divided across owners.
What the disclosure must contain
Estimated useful life of the proposed material: the manufacturer's published life for the shingle or membrane.
Remaining useful life of the material being replaced: independent assessment, not just contractor's word.
Description of alternatives considered: at least one alternative to the proposed scope (e.g., partial repair, change in material, deferred replacement) and the cost differential.
Statement of impact on assessments: the per-unit dollar amount, the term over which it amortizes (typically a few years for special assessments, longer via reserve).
Delivery and timing
Must be received by unit owners at least 14 days before the vote.
Email is fine if the governing documents permit; certified mail is the conservative default.
Posted notice alone, without delivery to each unit, is not sufficient under F.S. 718.303(4).
Personal-liability exposure for the board
F.S. 718.303(5): board members who knowingly approve an assessment without the disclosure can be personally liable for the assessment plus reasonable attorney's fees of the prevailing owner. The statute is enforced. If you've ever sat on a board that overlooked this, the cure is usually a re-vote with the proper disclosure and a record of why the original vote was procedurally defective.
What this is NOT
It's not a unit-owner vote on hiring a specific contractor.
It's not a substitute for the architectural-review approval (which is a separate committee process).
It's not a waiver of the wind-mitigation credit eligibility under F.S. 627.0629 (which is independent).