Florida Statutes

Fla. Stat. § 718.104 (2025)

Creation of condominiums; contents of declaration.

✓ 2025 Florida Statutes — current through the 2025 Regular Session

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718.104 Creation of condominiums; contents of declaration.—Every condominium created in this state shall be created pursuant to this chapter.

(1) A condominium may be created on land owned in fee simple or held under a lease complying with the provisions of s. 718.401.

(2) A condominium is created by recording a declaration in the public records of the county where the land is located, executed and acknowledged with the requirements for a deed. All persons who have record title to the interest in the land being submitted to condominium ownership, or their lawfully authorized agents, must join in the execution of the declaration. Upon the recording of the declaration, or an amendment adding a phase to the condominium under s. 718.403(6), all units described in the declaration or phase amendment as being located in or on the land then being submitted to condominium ownership shall come into existence, regardless of the state of completion of planned improvements in which the units may be located or any other requirement or description that a declaration may provide. Upon recording the declaration of condominium pursuant to this section, the developer shall file the recording information with the division within 120 calendar days on a form prescribed by the division.

(3) All persons who have any record interest in any mortgage encumbering the interest in the land being submitted to condominium ownership must either join in the execution of the declaration or execute, with the requirements for deed, and record, a consent to the declaration or an agreement subordinating their mortgage interest to the declaration.

(4) The declaration must contain or provide for the following matters:

(a) A statement submitting the property to condominium ownership.

(b) The name by which the condominium property is to be identified, which shall include the word “condominium” or be followed by the words “a condominium.” Condominiums created within a portion of a building or within a multiple parcel building must include the name by which the condominium is to be identified and be followed by “a condominium within a portion of a building or within a multiple parcel building.”

(c) The legal description of the land and, if a leasehold estate is submitted to condominium, an identification of the lease.

(d) An identification of each unit by letter, name, or number, or combination thereof, so that no unit bears the same designation as any other unit.

(e) A survey of the land which meets the standards of practice established by the Board of Professional Surveyors and Mappers, pursuant to s. 472.027, and a graphic description of the improvements in which units are located and a plot plan thereof that, together with the declaration, are in sufficient detail to identify the common elements and each unit and their relative locations and approximate dimensions. Failure of the survey to meet the standards of practice does not invalidate an otherwise validly created condominium. The survey, graphic description, and plot plan may be in the form of exhibits consisting of building plans, floor plans, maps, surveys, or sketches. If the construction of the condominium is not substantially completed, there shall be a statement to that effect, and, upon substantial completion of construction, the developer or the association shall amend the declaration to include the certificate described below. The amendment may be accomplished by referring to the recording data of a survey of the condominium that complies with the certificate. A certificate of a surveyor and mapper authorized to practice in this state shall be included in or attached to the declaration or the survey or graphic description as recorded under s. 718.105 that the construction of the improvements is substantially complete so that the material, together with the provisions of the declaration describing the condominium property, is an accurate representation of the location and dimensions of the improvements and so that the identification, location, and dimensions of the common elements and of each unit can be determined from these materials. Completed units within each substantially completed building in a condominium development may be conveyed to purchasers, notwithstanding that other buildings in the condominium are not substantially completed, provided that all planned improvements, including, but not limited to, landscaping, utility services and access to the unit, and common-element facilities serving such building, as set forth in the declaration, are first completed and the declaration of condominium is first recorded and provided that as to the units being conveyed there is a certificate of a surveyor and mapper as required above, including certification that all planned improvements, including, but not limited to, landscaping, utility services and access to the unit, and common-element facilities serving the building in which the units to be conveyed are located have been substantially completed, and such certificate is recorded with the original declaration or as an amendment to such declaration. This section does not, however, operate to require development of improvements and amenities declared to be included in future phases pursuant to s. 718.403 before conveying a unit as provided in this paragraph. For the purposes of this section, a “certificate of a surveyor and mapper” means certification by a surveyor and mapper in the form provided in this paragraph and may include, along with certification by a surveyor and mapper, when appropriate, certification by an architect or engineer authorized to practice in this state. Notwithstanding the requirements of substantial completion provided in this section, this paragraph does not prohibit or impair the validity of a mortgage encumbering units together with an undivided interest in the common elements as described in a declaration of condominium recorded before the recording of a certificate of a surveyor and mapper as provided in this paragraph.

(f) The undivided share of ownership of the common elements and common surplus of the condominium that is appurtenant to each unit stated as a percentage or a fraction of the whole. In the declaration of condominium for residential condominiums created after April 1, 1992, the ownership share of the common elements assigned to each residential unit shall be based either upon the total square footage of each residential unit in uniform relationship to the total square footage of each other residential unit in the condominium or on an equal fractional basis.

(g) The percentage or fractional shares of liability for common expenses of the condominium, which, for all residential units, must be the same as the undivided shares of ownership of the common elements and common surplus appurtenant to each unit as provided for in paragraph (f).

(h) If a developer reserves the right, in a declaration recorded on or after July 1, 2000, to create a multicondominium, the declaration must state, or provide a specific formula for determining, the fractional or percentage shares of liability for the common expenses of the association and of ownership of the common surplus of the association to be allocated to the units in each condominium to be operated by the association. If a declaration recorded on or after July 1, 2000, for a condominium operated by a multicondominium association as originally recorded fails to so provide, the share of liability for the common expenses of the association and of ownership of the common surplus of the association allocated to each unit in each condominium operated by the association shall be a fraction of the whole, the numerator of which is the number “one” and the denominator of which is the total number of units in all condominiums operated by the association.

(i) The name of the association, which must be a corporation for profit or a corporation not for profit.

(j) Unit owners’ membership and voting rights in the association.

(k) The document or documents creating the association, which may be attached as an exhibit.

(l) A copy of the bylaws, which shall be attached as an exhibit. Defects or omissions in the bylaws shall not affect the validity of the condominium or title to the condominium parcels.

(m) Other desired provisions not inconsistent with this chapter.

(n) The creation of a nonexclusive easement for ingress and egress over streets, walks, and other rights-of-way serving the units of a condominium, as part of the common elements necessary to provide reasonable access to the public ways, or a dedication of the streets, walks, and other rights-of-way to the public. All easements for ingress and egress shall not be encumbered by any leasehold or lien other than those on the condominium parcels, unless:

1. Any such lien is subordinate to the rights of unit owners, or

2. The holder of any encumbrance or leasehold of any easement has executed and recorded an agreement that the use-rights of each unit owner will not be terminated as long as the unit owner has not been evicted because of a default under the encumbrance or lease, and the use-rights of any mortgagee of a unit who has acquired title to a unit may not be terminated.

(o) If timeshare estates will or may be created with respect to any unit in the condominium, a statement in conspicuous type declaring that timeshare estates will or may be created with respect to units in the condominium. In addition, the degree, quantity, nature, and extent of the timeshare estates that will or may be created shall be defined and described in detail in the declaration, with a specific statement as to the minimum duration of the recurring periods of rights of use, possession, or occupancy that may be created with respect to any unit.

(p) For both residential condominiums and mixed-use condominiums, a statement that specifies whether the unit owner or the association is responsible for the installation, maintenance, repair, or replacement of hurricane protection that is for the preservation and protection of the condominium property and association property.

(5) The declaration as originally recorded or as amended under the procedures provided therein may include covenants and restrictions concerning the use, occupancy, and transfer of the units permitted by law with reference to real property. However, the rule against perpetuities shall not defeat a right given any person or entity by the declaration for the purpose of allowing unit owners to retain reasonable control over the use, occupancy, and transfer of units.

(6) A person who joins in, or consents to the execution of, a declaration subjects his or her interest in the condominium property to the provisions of the declaration.

(7) All provisions of the declaration are enforceable equitable servitudes, run with the land, and are effective until the condominium is terminated.

History.—s. 1, ch. 76-222; s. 1, ch. 77-174; s. 2, ch. 78-328; s. 7, ch. 78-340; s. 1, ch. 79-314; s. 3, ch. 82-199; s. 2, ch. 84-368; s. 2, ch. 90-151; s. 2, ch. 91-103; ss. 1, 5, ch. 91-426; s. 122, ch. 94-119; s. 851, ch. 97-102; s. 1, ch. 98-195; s. 49, ch. 2000-302; s. 5, ch. 2002-27; s. 1, ch. 2013-122; s. 24, ch. 2014-147; s. 6, ch. 2024-244.

Notes of Decisions

Cited in 49 cases (2 in the last 5 years), 1977–2026 · leading case: Woodside Vill. Condo. Ass'n, Inc. v. Jahren, 806 So. 2d 452 (Fla. 2002).

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Woodside Vill. Condo. Ass'n, Inc. v. Jahren, 806 So. 2d 452 (Fla. 2002). · cites it 7× “See § 718.104(2), Fla. Stat. (2000). *456 The declaration, which some courts have referred to as the condominium's "constitution," [4] strictly governs the relationships among the condominium unit owners and the condominium association.”

Winkelman v. Toll, 661 So. 2d 102 (Fla. 4th DCA 1995). · cites it 14× “Section 718.104(2), Florida Statutes (1979), states: "A condominium is created by recording a declaration in the public records of the county where the land is located, executed and acknowledged with the requirements for a deed.”

Ventana Condo. Ass'n, Inc. v. Chancey Design P'ship, Inc., 203 So. 3d 175 (Fla. 2d DCA 2016). · cites it 3× “” § 718.104(2), Fla. Stat. (2014). “The declaration must contain or provide for .”

Providence Square Ass'n v. Biancardi, 507 So. 2d 1366 (Fla. 1987). · cites it 3× “§§ 718.104(2), 718.110(3), Fla. Stat. (1985).”

Tranquil Harbour Dev., LLC v. BBT, LLC, 79 So. 3d 84 (Fla. 1st DCA 2011). · cites it 10× “§ 718.104(2). If the construction of a condominium is not substantially completed when the declaration is recorded, the developer is required to state this fact in the declaration and, once the condominium is substantially completed, amend the declaration to include a…”

Cohn v. Grand Condo. Ass'n, Inc., 62 So. 3d 1120 (Fla. 2011). · cites it 3× “The trial court granted summary judgment in The Grand’s favor, holding that the retroactivity provision was unconstitutional under article I, section 10 of the Florida Constitution, and the Third District affirmed.”

Ocean Trail Unit Owners Ass'n v. Mead, 650 So. 2d 4 (Fla. 1994). · cites it 4× “§ 718.104, Fla. Stat. (1987). [2] A condominium is created by recording a declaration of condominium in the public records of the county where the condominium is to be located.”

In re Montalvo, 546 B.R. 880 (Bankr. M.D. Fla. 2016). · cites it 4× “Fla. Stat. § 718.104 (5). . Fla. Stat. § 718.”

Appalachian, Inc. v. Olson, 468 So. 2d 266 (Fla. 2d DCA 1985). · cites it 2× “Also, section 718.104(4)(e), Florida Statutes (1983), requires a condominium to be substantially completed prior to conveyance.”

Bank One, Dayton, N.A. v. Sunshine Meadows Condo. Ass'n, 641 So. 2d 1333 (Fla. 1994). · cites it 5× “'Nothing in section 718.104 forces a mortgagee to submit a mortgage interest to the declaration of condominium.”

Villas West II of Willowridge v. McGlothin, 841 N.E.2d 584 (Ind. Ct. App. 2006). · cites it 2× “See § 718.104(5), Fla. Stat. (2000). Courts have also consistently recognized that restrictions contained within a declaration of condominium should be clothed with a very strong presumption of validity when challenged.”

Lennar Homes, Inc. v. Depart. of Busin. & Prof., 888 So. 2d 50 (Fla. 1st DCA 2004). · cites it 3× “Section 718.104 details 15 requirements of a declaration of condominium, and provides in subsection (m) that it may contain "[o]ther desired provisions not inconsistent with this chapter.”

Show all 49 citing cases →

— 718.104(1) — 2 cases

BEACH CLUB TOWERS HOMEOWNERS Ass'n, INC. v. CHRIS JONES, Prop. Appraiser for Escambia Cnty., Florida JANET HOLLEY, Tax Collector for Escambia Cnty., Florida (Fla. 1st DCA 2017).

Vill. Green Fed'n Unit, Inc. v. Florida Atl. Assocs., 18 Fla. Supp. 2d 94 (Fla. Cir. Ct. 1986).

— 718.104(2) — 16 cases

Woodside Vill. Condo. Ass'n, Inc. v. Jahren, 806 So. 2d 452 (Fla. 2002). “See § 718.104(2), Fla. Stat. (2000). *456 The declaration, which some courts have referred to as the condominium's "constitution," [4] strictly governs the relationships among the condominium unit owners and the condominium association.”

Ventana Condo. Ass'n, Inc. v. Chancey Design P'ship, Inc., 203 So. 3d 175 (Fla. 2d DCA 2016). “” § 718.104(2), Fla. Stat. (2014). “The declaration must contain or provide for .”

Winkelman v. Toll, 661 So. 2d 102 (Fla. 4th DCA 1995). “Section 718.104(2), Florida Statutes (1979), states: "A condominium is created by recording a declaration in the public records of the county where the land is located, executed and acknowledged with the requirements for a deed.”

Providence Square Ass'n v. Biancardi, 507 So. 2d 1366 (Fla. 1987). “§§ 718.104(2), 718.110(3), Fla. Stat. (1985).”

Ocean Trail Unit Owners Ass'n v. Mead, 650 So. 2d 4 (Fla. 1994). “§ 718.104, Fla. Stat. (1987). [2] A condominium is created by recording a declaration of condominium in the public records of the county where the condominium is to be located.”

— 718.104(3) — 2 cases

Sunshine Meadows Condo. Ass'n, Inc. v. BANK ONE, DAYTON, 599 So. 2d 1004 (Fla. 4th DCA 1992).

Bank One, Dayton, N.A. v. Sunshine Meadows Condo. Ass'n, 641 So. 2d 1333 (Fla. 1994). “'Nothing in section 718.104 forces a mortgagee to submit a mortgage interest to the declaration of condominium.”

— 718.104(4) — 3 cases

Clearwater Key Ass'n-South Beach, Inc. v. Thacker, 431 So. 2d 641 (Fla. 2d DCA 1983).

Taplett v. TRG Oasis (Tower Two), Ltd., L.P., 755 F. Supp. 2d 1197 (M.D. Fla. 2009).

Campbell v. Shores at Coco Plum Condo. Ass'n, 882 So. 2d 1015 (Fla. 3d DCA 2004).

— 718.104(4)(1) — 1 case

Kilcullen v. Warwick Condo. Ass'n, 42 Fla. Supp. 2d 210 (Fla. Cir. Ct. 1990).

— 718.104(4)(Z) — 1 case

Elbadramany v. Oceans Seven Condo. Ass'n, 461 So. 2d 1001 (Fla. 5th DCA 1984).

— 718.104(4)(a) — 1 case

BEACH CLUB TOWERS HOMEOWNERS Ass'n, INC. v. CHRIS JONES, Prop. Appraiser for Escambia Cnty., Florida JANET HOLLEY, Tax Collector for Escambia Cnty., Florida (Fla. 1st DCA 2017).

— 718.104(4)(d) — 1 case

River Ranch, Inc. v. Outdoor Resorts River Ranch Inns & Cottages Condo. Ass'n (In Re River Ranch, Inc.), 188 B.R. 693 (Bankr. M.D. Fla. 1995).

— 718.104(4)(e) — 6 cases

Tranquil Harbour Dev., LLC v. BBT, LLC, 79 So. 3d 84 (Fla. 1st DCA 2011). “§ 718.104(2). If the construction of a condominium is not substantially completed when the declaration is recorded, the developer is required to state this fact in the declaration and, once the condominium is substantially completed, amend the declaration to include a…”

Appalachian, Inc. v. Olson, 468 So. 2d 266 (Fla. 2d DCA 1985). “Also, section 718.104(4)(e), Florida Statutes (1983), requires a condominium to be substantially completed prior to conveyance.”

Bruno v. Mona Lisa at Celebration, LLC (In re Mona Lisa at Celebration, LLC), 472 B.R. 582 (Bankr. M.D. Fla. 2012).

Tara Manatee, Inc. v. Fairway Gardens at Tara Condo. Ass'n, 870 So. 2d 32 (Fla. 2d DCA 2003).

— 718.104(4)(f) — 1 case

Horizons Condo. Mgmt. Ass'n v. Salvato, 641 So. 2d 922 (Fla. 5th DCA 1994).

— 718.104(4)(g) — 1 case

Edward Michael Kelly v. Julie Duggan (Fla. 1st DCA 2019).

— 718.104(4)(i) — 1 case

Ventana Condo. Ass'n, Inc. v. Chancey Design P'ship, Inc., 203 So. 3d 175 (Fla. 2d DCA 2016). “” § 718.104(2), Fla. Stat. (2014). “The declaration must contain or provide for .”

— 718.104(4)(j) — 1 case

Koplowitz v. Imperial Towers Condo., Inc., 478 So. 2d 504 (Fla. 4th DCA 1985).

— 718.104(4)(k) — 1 case

Castellanos v. Citizens Prop. Ins. Corp., 98 So. 3d 1180 (Fla. 3d DCA 2012).

— 718.104(4)(m) — 1 case

Lennar Homes, Inc. v. Depart. of Busin. & Prof., 888 So. 2d 50 (Fla. 1st DCA 2004). “Section 718.104 details 15 requirements of a declaration of condominium, and provides in subsection (m) that it may contain "[o]ther desired provisions not inconsistent with this chapter.”

— 718.104(4)(o) — 1 case

Gilreath v. Westgate Daytona, Ltd., 871 So. 2d 961 (Fla. 5th DCA 2004).

— 718.104(5) — 7 cases

Villas West II of Willowridge v. McGlothin, 841 N.E.2d 584 (Ind. Ct. App. 2006). “See § 718.104(5), Fla. Stat. (2000). Courts have also consistently recognized that restrictions contained within a declaration of condominium should be clothed with a very strong presumption of validity when challenged.”

Aquarian Found., Inc. v. Sholom House, Inc., 448 So. 2d 1166 (Fla. 3d DCA 1984).

Coquina Club, Inc. v. Mantz, 342 So. 2d 112 (Fla. 2d DCA 1977).

Tropicana Condo. Assoc. v. Tropical Condo., LLC, 208 So. 3d 755 (Fla. 3d DCA 2016).

— 718.104(6) — 3 cases

Sunshine Meadows Condo. Ass'n, Inc. v. BANK ONE, DAYTON, 599 So. 2d 1004 (Fla. 4th DCA 1992).

The Waterview Towers Condo. Assoc., Etc. v. City of West Palm Beach & Palm Harbor Hotel, LLC (Fla. 4th DCA 2017).

— 718.104(7) — 5 cases

Providence Square Ass'n v. Biancardi, 507 So. 2d 1366 (Fla. 1987). “§§ 718.104(2), 718.110(3), Fla. Stat. (1985).”

Hovnanian Fla., Inc. v. Div. Of Fla. Land Sales, 401 So. 2d 851 (Fla. 1st DCA 1981).

The Waterview Towers Condo. Assoc., Etc. v. City of West Palm Beach & Palm Harbor Hotel, LLC (Fla. 4th DCA 2017).

Dynamic Cablevision of Florida, Inc. v. Biltmore II Condo. Assoc., Inc., 498 So. 2d 632 (Fla. 3d DCA 1986).

Annotations are extracted automatically from the opinions in the Syfert caselaw corpus and ranked by authority, recency, and treatment. Dots show Syfertize treatment of the citing case itself.