Choose the right request
| What you need | Useful route |
|---|---|
| A repair or urgent hazard response | Use the maintenance or emergency reporting procedure. Do not wait for a formal inquiry response to report danger. |
| Copies of existing records | Use the records-inspection procedure and identify the records. |
| An explanation from the board | Ask informally first when appropriate, or use the formal written-inquiry procedure. |
| An item considered at a meeting | Use an agenda request or the applicable petition process. |
These routes can overlap, but a request to explain a decision and a request to inspect the decision’s records serve different purposes.
The formal Florida procedure
Under §718.112(2)(a)2, a residential condominium owner’s written inquiry sent to the board by certified mail requires a written response within 30 days after receipt. The response must address the substance or state that legal advice or Division advice has been requested. [source]
If counsel’s opinion is sought, the substantive response is due within 60 days after receipt of the inquiry. If Division advice is sought, the substantive response is due within 10 days after that advice arrives. Reasonable inquiry rules may regulate frequency; the statute permits a one-inquiry-per-unit-per-30-day rule, with additional inquiries addressed in later periods.
Failure to provide the required substantive response affects the association’s ability to recover attorney fees and costs in later proceedings arising from the inquiry. It does not automatically establish that the owner’s underlying position is correct.
A courteous example
Illustration to adapt: “To the Board of Directors of [association], from [owner and unit]: Please explain which provision assigns responsibility for maintaining [specific component], and how the association applies that provision to [brief facts]. I would appreciate a substantive written response under §718.112(2)(a)2. Please send it to [address]. Thank you for your attention.”
Use focused facts and a clear question. Retain a copy and delivery evidence. Confirm the board’s mailing address and any adopted inquiry procedures. Keep a separate records request identifiable if you also need documents. This example is not a required form.
Board response checklist
Avoid a reply that only says “received” when the statute requires more. Explain the basis for the answer in plain language.
A simple tracking record
| Field | Entry |
|---|---|
| Owner / unit / question | ________________________________ |
| Received / initial response due | ________________________________ |
| Advice requested / final response due | ________________________________ |
| Assigned to / response sent / follow-up | ________________________________ |
Continue with these guides
Sources & review notes
Reviewed November 6, 2026. Source links support the legal subjects identified above. Examples, logs, and checklists are Board Synergy recommended practices, not official forms or association approvals. Confirm the actual governing documents, current law and rules, deadlines, and facts with your manager and Florida counsel.
Print this page to retain a working copy. Checkboxes are temporary and are not saved. Keep completed logs and private documents in the association’s appropriate records system.