Florida Statutes
Fla. Stat. § 718.3025 (2025)
Agreements for operation, maintenance, or management of condominiums; specific requirements.
✓ 2025 Florida Statutes — current through the 2025 Regular Session Cite as: Fla. Stat. § 718.3025 (2025)
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718.3025 Agreements for operation, maintenance, or management of condominiums; specific requirements.—
(1) No written contract between a party contracting to provide maintenance or management services and an association which contract provides for operation, maintenance, or management of a condominium association or property serving the unit owners of a condominium shall be valid or enforceable unless the contract:
(a) Specifies the services, obligations, and responsibilities of the party contracting to provide maintenance or management services to the unit owners.
(b) Specifies those costs incurred in the performance of those services, obligations, or responsibilities which are to be reimbursed by the association to the party contracting to provide maintenance or management services.
(c) Provides an indication of how often each service, obligation, or responsibility is to be performed, whether stated for each service, obligation, or responsibility or in categories thereof.
(d) Specifies a minimum number of personnel to be employed by the party contracting to provide maintenance or management services for the purpose of providing service to the association.
(e) Discloses any financial or ownership interest which the developer, if the developer is in control of the association, holds with regard to the party contracting to provide maintenance or management services.
(f) Discloses any financial or ownership interest a board member or any party providing maintenance or management services to the association holds with the contracting party.
(2) In any case in which the party contracting to provide maintenance or management services fails to provide such services in accordance with the contract, the association is authorized to procure such services from some other party and shall be entitled to collect any fees or charges paid for service performed by another party from the party contracting to provide maintenance or management services.
(3) Any services or obligations not stated on the face of the contract shall be unenforceable.
(4) Notwithstanding the fact that certain vendors contract with associations to maintain equipment or property which is made available to serve unit owners, it is the intent of the Legislature that this section applies to contracts for maintenance or management services for which the association pays compensation. This section does not apply to contracts for services or property made available for the convenience of unit owners by lessees or licensees of the association, such as coin-operated laundry, food, soft drink, or telephone vendors; cable television operators; retail store operators; businesses; restaurants; or similar vendors.
(5) A party contracting to provide maintenance or management services to an association managing a residential condominium after transfer of control of the association, as provided in s. 718.301, which is not a timeshare condominium association, or an officer or board member of such party, may not purchase a unit at a foreclosure sale resulting from the association’s foreclosure of association lien for unpaid assessments or take a deed in lieu of foreclosure. If 50 percent or more of the units in the condominium are owned by a party contracting to provide maintenance or management services to an association managing a residential condominium after transfer of control of the association, as provided in s. 718.301, which is not a timeshare condominium association, or by an officer or board member of such party, the contract with the party providing maintenance or management services may be canceled by a majority vote of the unit owners other than the contracting party or an officer or board member of such party.
History.—s. 5, ch. 78-340; s. 12, ch. 79-314; s. 7, ch. 86-175; s. 18, ch. 2008-28; s. 5, ch. 2017-188.
Notes of Decisions
Cited in 8
cases, 1981–2009 · leading case: Palma Del Mar Condominium Ass'n v. Commercial Laundries of West Fla., Inc.
Palma Del Mar Condominium Ass'n v. Commercial Laundries of West Fla., Inc. (1991)
“2d 1233 (2d DCA 1990), in which the Second District Court of Appeal held that section 718.3025, Florida Statutes (1985), entitled "Agreements for operation, maintenance, or management of condominiums" did not apply to contracts for services such as coin-operated laundries.”
Woods v. Carpet Restorations, Inc. (1992)
“It boggles the mind to think of the ramifications of a condominium association becoming the statutory employer of every employee of the various organizations with which it might contract under section 718.3025, Florida Statutes (1991) for operation, maintenance or management of…”
Wash-Bowl Vending Co. v. No. 3 Condominium Ass'n, Village Green (1986)
“The first count alleged that the lease agreement violated the provisions of section 718.3025, Florida Statutes (1985), and the second count alleged that the lease agreement was in violation of section 718.”
GEL Corp. v. Dept. of Environmental Protection (2004)
“1991) ("Consequently, it is appropriate for this Court to consider chapter 86-175, Laws of Florida, particularly since there had been a judicial interpretation after the original enactment of section 718.3025 which the legislature believed was contrary to its original intent.”
Rebholz v. Metrocare, Inc. (1981)
“The motions placed in issue the effect and validity of section 718.3025, Florida Statutes (1978 Supp.”
Commercial Laundries of West Florida, Inc. v. Palma Del Mar Condominium Ass'n 5 of St. Petersburg, Inc. (1990)
“§ 718.3025, Fla.Stat. (1985). In Wash-Bowl, the third district concluded that laundry space leases of the type entered into by the parties in this case were intended by the legislature to be included within the requirements of section 718.”
Brown v. MRS Manufacturing Co. (1993)
“1991), the supreme court held: The legislature has the authority to explain its original intent, and did so in this instance, without modifying the original wording of section 718.3025. We have previously said that courts may consider subsequent legislation to determine the…”
Comcast of Florida, L.P. v. L'Ambiance Beach Condominium Ass'n (2009)
“We disagree that reference to cable television in section 718.3025(4) suggests that cable television is not within the "operation, maintenance, or management” contemplated in section 718.”
— 718.3025(1) — 1 case
Wash-Bowl Vending Co. v. No. 3 Condominium Ass'n, Village Green (1986)
“The first count alleged that the lease agreement violated the provisions of section 718.3025, Florida Statutes (1985), and the second count alleged that the lease agreement was in violation of section 718.”
— 718.3025(4) — 3 cases
Palma Del Mar Condominium Ass'n v. Commercial Laundries of West Fla., Inc. (1991)
“2d 1233 (2d DCA 1990), in which the Second District Court of Appeal held that section 718.3025, Florida Statutes (1985), entitled "Agreements for operation, maintenance, or management of condominiums" did not apply to contracts for services such as coin-operated laundries.”
Commercial Laundries of West Florida, Inc. v. Palma Del Mar Condominium Ass'n 5 of St. Petersburg, Inc. (1990)
“§ 718.3025, Fla.Stat. (1985). In Wash-Bowl, the third district concluded that laundry space leases of the type entered into by the parties in this case were intended by the legislature to be included within the requirements of section 718.”
Comcast of Florida, L.P. v. L'Ambiance Beach Condominium Ass'n (2009)
“We disagree that reference to cable television in section 718.3025(4) suggests that cable television is not within the "operation, maintenance, or management” contemplated in section 718.”
— 718.3025(l)(b) — 1 case
Wash-Bowl Vending Co. v. No. 3 Condominium Ass'n, Village Green (1986)
“The first count alleged that the lease agreement violated the provisions of section 718.3025, Florida Statutes (1985), and the second count alleged that the lease agreement was in violation of section 718.”
— 718.3025(l)(d) — 1 case
Wash-Bowl Vending Co. v. No. 3 Condominium Ass'n, Village Green (1986)
“The first count alleged that the lease agreement violated the provisions of section 718.3025, Florida Statutes (1985), and the second count alleged that the lease agreement was in violation of section 718.”
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