- Must be in Writing – Contracts for materials & equipment that cannot be fully performed within 1 year.
- If contract is 5% of total annual condo budget including reserves – Must obtain competitive bids (unless only source of supply within county). Don’t have to go with lowest bidder.
- Bidding Process exemptions – Attorney, engineer, architect, employees & unit owner services.
- Contracts with a licensed manager may be for a period of up to 3 years.
- Escalation clauses in management contracts are prohibited.
- Contracts between association & director – Requires 2/3 board vote. May be cancelled by majority of members present at meeting.
- Competitive bids must be kept for one year.
Property Management Agreement Requirements
Per Florida Statute 718.3025(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.
Standard Construction Contract
|Here is a standard construction contract template that assures coverage of important terms and conditions, protecting the association's interests:||Standard Contract Template|
Standard Vendor Contract Addendum
|Here is a standard attorney-prepared vendor contract addendum for attachment to association-negotiated contracts:||Standard Contract Addendum|
Property Manager Employment Agreement
|Here is a sample management employment agreement, provided by Gray Systems, Inc., that spells out typical employment terms. Before using this agreement, it should be reviewed by competent legal counsel for the parties to the agreement:||Employment Agreement Contract|
Property Management Contract
|Here is a sample property management contract, provided by Gray Systems, Inc., that spells out typical contract terms. With modifications, this contract can be used for virtually any type of community association. Before using this agreement, it should be reviewed by competent legal counsel for the parties to the agreement:||Property Management Contract|
Vendor Contracts (Examples, not actual data)
|Vendor||Purpose||Cost||Start Date||Duration||Contract Link|
|Otis Elevator||Elevator Servicing||$2,500 / Month||1/1/15||10 Years||Otis Contract|
|Comcast||Cable TV & Internet||$40.00 / Unit||10/9/17||10 Years||Comcast Contract|
|Kings III||Elevator Monitoring||$430 / Month||8/31/20||1 Year||Kings III Contract|
|Hulett||Pest Control||$2,100 / Year||6/28/20||1 Year||Hulett Contract|
|Crystal Blue||Pool Maintenance||$1,200 / Month||10/25/20||1 Year||Crystal Blue Contract|