Florida
Florida condo competitive bid requirements
The spend level at which a Florida condominium association must obtain competitive bids, which contracts are exempt, and how it is calculated.
Duty record
What this duty is
Above a percentage of the annual budget, a Florida condominium association obtains competitive bids rather than simply signing with whoever it used last year.
The threshold is a percentage of the budget including reserves, so it moves every year with the budget, and a board that memorised a dollar figure two years ago is working from the wrong number.
Several professional categories are exempt, which is a narrower list than most boards assume. The safest habit is to run the bid anyway: it is the cheapest evidence a board can produce that it got a fair price.
Authority
Who is responsible, and when it is due
The rules pack puts this on the President.
Due the date of the triggering event.
This duty counts from something only your corporation holds, so it has no worked example from a fiscal year end alone. Inside Board Butler it is dated from your own records.
The duty in this article is Florida Statutes s.718.3026 (condominium) and s.720.3055 (HOA)
Evidence
What has to exist afterwards
A duty is met when there is something to show for it. The rules pack requires a document on file, and a recorded board decision.
Consequence
What happens if you miss it
A contract for materials, equipment or services exceeding the threshold (5% of total annual budget including reserves for condominiums and cooperatives; 10% for HOAs) awarded without competitive bids is voidable and exposes the board. At least two bids are required; the lowest need not be accepted.
The pack records no monetary penalty for this one, which does not make it cheap: the cost usually arrives later, through a purchaser, a lender or a tribunal.
Product record
How Board Butler handles it
Board Butler instantiates this obligation for your corporation from the same pack entry this article was built from, dates it from your own fiscal year end and your own records, puts it on the compliance calendar with the role responsible, and attaches the evidence as you produce it rather than asking you to file it afterwards.
Computed from rules pack US-FL version 2026.3.
This page explains the rules in plain language and is not legal advice.
Get the whole year, not one duty
The statutory calendar tool computes your year from your fiscal year end, with the role responsible and the consequence beside each date.