Règlement des litiges
Florida Condo ADR: Fla. Stat. 718.1255 Mediation & Arbitration
Fla. Stat. 718.1255 provides alternative dispute resolution, mediation, and nonbinding arbitration for condominium disputes. It sets a $50 filing fee, 30-day hearing and decision deadlines, and rules for trial de novo and enforcement.
Ce guide est en anglais, la langue dans laquelle la loi est publiée, afin que chaque citation corresponde au texte officiel. La foire aux questions ci-dessous est dans votre langue.
What the law covers
Fla. Stat. 718.1255 covers alternative dispute resolution, mediation, and nonbinding arbitration for condominium disputes.
It defines a dispute as a disagreement involving the board's authority to require an owner to act or not act regarding a unit or appurtenances, or to alter or add to a common area or element. It also covers a governing body's failure to properly conduct elections, give adequate notice, properly conduct meetings, or allow inspection of books and records, plus a plan of termination under s. 718.117.
The definition excludes disputes primarily about title to a unit or common element, warranty interpretation or enforcement, levy or collection of fees or assessments, eviction or removal of a tenant, alleged breaches of fiduciary duty by directors, or claims for damages to a unit based on alleged failure to maintain common elements or condominium property.
The section does not apply to a nonresidential condominium unless the declaration specifically provides otherwise. The association's governing documents and later amendments may also apply.
Key requirements and limits
Before filing a court lawsuit, a party to a dispute other than an election or recall dispute must either petition the division for nonbinding arbitration or initiate presuit mediation. Arbitration is binding only if all parties agree in a writing filed in arbitration.
The petition must include proof that the petitioner gave the respondents advance written notice of the specific nature of the dispute, a demand for relief with a reasonable opportunity to comply, and notice of the intention to file an arbitration petition or other legal action if the dispute is not resolved. Failure to include these allegations or proof requires dismissal without prejudice.
The division may employ or certify attorneys as arbitrators. A certified arbitrator must be a Florida Bar member in good standing for at least 5 years and meet experience requirements. Arbitrator certification is valid for 1 year. The department may not contract with a non-certified attorney for an arbitration hearing unless no certified arbitrator is available within 50 miles of the dispute.
Notice, hearing and deadlines
The petition must be accompanied by a filing fee in the amount of $50. Filing fees collected under this section must be used to defray the expenses of the alternative dispute resolution program.
After the division determines that a dispute exists and the petition meets requirements, it assigns or contracts with an arbitrator. The arbitrator shall conduct a hearing within 30 days after being assigned or entering into a contract unless the petition is withdrawn or a continuance is granted for good cause shown.
The arbitration decision shall be rendered within 30 days after the hearing and presented to the parties in writing. A decision is final if the parties agreed to be bound, or if a complaint for a trial de novo is not filed within 30 days in a court of competent jurisdiction where the condominium is located.
If a party files for a trial de novo and the judgment is not more favorable than the arbitration decision, that party may be assessed the other party's arbitration costs, court costs, and other reasonable costs, including attorney fees, investigation expenses, and expert or testimony expenses incurred after the hearing.
Practical checklist for homeowners
Read your governing documents and the official statute text to confirm whether your disagreement is a covered dispute. Keep copies of any advance written notice, demand for relief, and notice of intent to file legal action. If you file an arbitration petition, include the $50 filing fee and proof of pre-filing notice and demand. Attend any duly noticed mediation conference; failure to attend without permission can result in sanctions such as striking pleadings, dismissal or default, and an award of costs and attorney fees. Check the official text for updates, because the law may change.
Source
Fla. Stat. 718.1255, texte officiel“a party to a dispute, other than an election or recall dispute, shall either petition the division for nonbinding arbitration or initiate presuit mediation”
“The petition must be accompanied by a filing fee in the amount of $50.”
“The arbitrator shall conduct a hearing within 30 days after being assigned or entering into a contract”
“The arbitration decision shall be rendered within 30 days after the hearing and presented to the parties in writing.”
Foire aux questions
Quels types de litiges cette loi couvre-t-elle ?
Elle couvre les désaccords concernant l’autorité du conseil sur les unités ou parties communes, le défaut d’organiser des élections ou réunions, le défaut de donner un préavis ou de permettre l’inspection des registres, et les plans de résiliation. Elle exclut le titre, la garantie, le recouvrement de cotisations, l’expulsion, les réclamations pour manquement fiduciaire et certains réclamations pour dommages liés à l’entretien.
Quel est le montant des frais de dépôt de l’arbitrage ?
La pétition doit être accompagnée de frais de dépôt d’un montant de $50.
Dans quels délais l’audience d’arbitrage et la décision doivent-elles intervenir ?
L’arbitre doit tenir une audience dans les 30 jours après sa désignation ou la conclusion d’un contrat. La décision d’arbitrage doit être rendue dans les 30 jours après l’audience.
Puis-je aller directement au tribunal au lieu de l’arbitrage ?
Avant un litige devant un tribunal, une partie à un litige autre qu’un litige électoral ou de révocation doit soit demander un arbitrage non contraignant, soit engager une médiation préalable. Les litiges électoraux et de révocation ne sont pas éligibles à la médiation et doivent faire l’objet d’un arbitrage ou être portés devant un tribunal.
Que se passe-t-il si une partie ne se présente pas à une conférence de médiation ?
Si une partie ne se présente pas à une conférence de médiation dûment notifiée sans autorisation, l’arbitre doit imposer des sanctions, notamment la radiation des conclusions, le rejet ou le défaut, et l’attribution de frais et honoraires d’avocat aux autres parties.
Cette page fournit des renseignements juridiques d'ordre général et non des conseils juridiques; Harrington Community n'est pas un cabinet d'avocats. Les lois sont modifiées au fil du temps et les documents gouvernants de votre association peuvent également s'appliquer. Pour obtenir des conseils adaptés à votre situation, contactez un avocat habilité ou le service de référence aux avocats du barreau de votre État.