Hammocks Community Miami, FL/Hammocks Preservation Society

08/07/2026

Can the Hammocks Community eliminate HOAs and homeowners associations completely and live like we did before, just buying our houses and following the state laws? Why does someone have to be administering?
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It is entirely possible to live like people did before HOAs became common. To do this, you must buy a home in a traditional, non-HOA neighborhood where your obligations are to local government laws, and you alone maintain your property.
The reason someone "has to administer" certain modern communities comes down to shared physical structures and private ownership models.
Why HOAs Exist (The Administrative Need)
Common Infrastructure: If a neighborhood has a private gate, private roads, or a shared drainage pond, the local city or county will not fix them. Someone must collect money to pay private contractors for repairs.
Shared Walls and Roofs: In a condominium or townhouse, your neighbor’s roof is also your floor or ceiling. If a roof leaks, it requires collective money and administration to fix the single structural asset.
Government Cost-Shifting: In recent decades, cities started requiring developers to build private infrastructure (like stormwater systems) so the city wouldn't have to maintain them with tax dollars. This legally forced the creation of HOAs to manage those assets.
How to Live Without Any HOA Administration
Rely on Municipal Enforcement: Without an HOA, code enforcement, noise complaints, and overgrown lawns are handled entirely by city or county police and local zoning boards.
Public Infrastructure: Your taxes pay the city to plow the snow, pave the roads, fix the streetlights, and maintain the public park
Some other ways to administer could be better and wonderful... Let us know yours...
Florida COA/HOA and Co-op-Posse – Regulators of the Flo-RICO Enterprise

08/07/2026

A New Federal Mortgage Bombshell Could Turn Florida Condo Buying & Selling Into Pure Chaos

New Fannie Mae and Freddie Mac rules demand deeper looks at association finances and reserves, raising fears of slower closings and more loan turn-downs across the Sunshine State.

Tallahassee — If you are buying or selling a condo in Florida, brace yourself. Starting August 3, 2026, mortgage giants Fannie Mae and Freddie Mac are ditching the quick, simplified loan reviews that many condo buyers have relied on for years. From now on, most condo sales will go through a full, top-to-bottom review of the entire building's finances, insurance, and upkeep. Sounds boring? It is anything but. This change could mean longer waits, more paperwork, and yes, more denied loans for Floridians trying to close on a home.

For a state with more than 1.5 million condominium units, according to the Florida Department of Business and Professional Regulation, the impact could be massive. Many Floridians rely on conventional loans backed by Fannie and Freddie, especially in coastal counties where condos dominate the housing landscape. So, when the rules change, the ripple effects reach everyone.

Why The Rules Are Changing:
The new requirements didn’t appear out of thin air. They follow years of heightened concern about building safety and financial stability in condo communities. After the 2021 collapse of the Champlain Towers South in Surfside, state lawmakers passed stricter inspection and reserve funding laws. Those laws forced associations to confront long-delayed repairs and rising costs.

Fannie Mae and Freddie Mac say the updated standards are meant to protect homeowners from buying into buildings with hidden issues. Their announcements explain that lenders must now collect more documentation, including details about structural integrity, reserve funds, maintenance history, and any outstanding safety violations. The goal is to reduce the chance that a buyer ends up in a building facing major repairs or financial trouble.

What Lenders Will Be Looking For:
Under the new rules, lenders must review:

Structural inspection reports

Reserve studies and reserve balances

Maintenance records

Any known building defects or safety concerns

Whether the association is following Florida’s mandatory inspection and reserve laws

This is far more than the traditional questionnaire lenders have used for years. Some lenders say the new process could require weeks of back-and-forth with condo boards, property managers, and engineers.

One South Florida mortgage broker told the Miami Herald that associations already struggle to keep up with documentation requests. Adding more layers, he said, could slow approvals and frustrate buyers who are eager to close.

The Fear Of Delays & Denials:
Experts warn that the biggest challenge may be timing. Florida’s condo market moves fast, especially in places like Miami-Dade, Broward, and Palm Beach counties. Buyers often expect quick closings. Sellers want certainty. But if lenders need extra time to review documents, the entire process could drag. There’s also the risk of outright denials. If a lender finds that a building doesn’t meet Fannie or Freddie’s underwriting standards, the buyer may be forced to switch to a different loan type or walk away. That could leave sellers scrambling to find new buyers and buyers scrambling to find new homes.

Real estate attorneys say they’re already preparing clients for the possibility that some entire buildings and developments will be flagged as “unwarrantable,” meaning they don’t qualify for conventional financing. When that happens, buyers may need larger down payments or more expensive loan options. Here is where it gets personal for condo owners' wallets. Starting January 4, 2027, associations will need to put at least 15 percent of their annual budgets toward reserves and follow the highest recommended funding levels from their reserve studies, since bare minimum funding methods will no longer be allowed.

Condo Associations Under Pressure:
Condo boards and property managers will feel the heat too. Associations that don’t keep detailed records or haven’t completed required inspections may find themselves at a disadvantage. Florida’s condo laws already require milestone inspections and reserve studies for many buildings. But compliance varies, especially in older communities with tight budgets.

If an association hasn’t completed its required inspections or doesn’t have enough money set aside for repairs, lenders may see that as a red flag. This could push associations to update their records, complete overdue inspections, or raise fees to build reserves. Those steps can be costly, and owners may feel the financial strain. Nobody enjoys a surprise bill in the mail, but skipping this step could be worse. It could mean owners cannot sell, and buyers cannot get a loan at all.

Buyers And Sellers Trying To Make Sense Of It All:
For everyday Floridians, the changes raise tough questions. Will their building qualify for financing? Will their sale fall apart? Will they need to pay more for repairs or reserves? Some real estate agents say they’re already adjusting their strategies. They’re encouraging sellers to gather association documents early and advising buyers to ask more questions before making offers.

Buyers may also start favoring buildings with strong financials and recent inspections. Sellers in older or poorly funded buildings may need to prepare for longer listing times or lower offers. Community management experts are already warning boards to get their paperwork in order now. Communities that are not prepared could face delayed closings or outright loan denials that hurt owners and drag down property values across the whole building.

Could This Make Condos Harder To Sell:
Many experts believe the market will adjust, but not without bumps. Florida’s condo market has always been complex, especially with hurricane risks, insurance challenges, and aging buildings. These new lending rules add another layer. Some analysts say the changes could push buyers toward newer buildings or single-family homes.

Others believe the added transparency will help stabilize the market by steering buyers toward safer, better-managed communities. Still, the transition period may be rocky. Mortgage delays can cause deals to fall apart. Associations may struggle to meet documentation demands. And buyers may feel overwhelmed by the extra steps.

Florida Forward:
Florida has more condos than almost any state, and many are aging while insurance costs have soared and reserve rules have tightened. The March 2026 package tries to ease the insurance squeeze with actual cash value roofs and a 50000 dollar deductible cap, while tightening financial health checks with Full Review and higher reserves. In the near term, expect more paperwork and more lender questions.

For buyers, the key question is not just can I afford this unit, but can this building afford itself? For sellers and boards, the key question is: can we prove it on paper today? Buildings that can answer yes will keep low-cost financing and more buyers. Buildings that cannot will see a smaller pool, even if the view is still perfect. For buyers and sellers, patience and preparation will matter more than ever. The condo market is not disappearing; it is just growing up, and Florida, given everything this state has already been through, may need that more than anywhere else in the country.

Courtesy of NewsBreak
By Edmond Thorne
August 7, 2026

08/06/2026

🚨 LA PROPUESTA QUE BUSCABA FRENAR LOS ABUSOS DE LAS HOA (Y por qué tuvo que desaparecer)

¿Sabías que un proyecto de ley en Florida que buscaba frenar los abusos de las HOAs desapareció en secreto? Hablo de la propuesta HB 983, impulsada por nuestro representante en el área de Hammocks - West Kendall del Distrito 119, Juan Carlos Porras.

Según una investigación periodística, esta ley prometía defender a los propietarios exigiendo:
⚖️ Cárcel a directivos que escondieran o destruyeran documentos.
👮 Que el Sheriff tuviera el poder de auditar los fondos de la asociación.
🗳️ Y obligar a destituir de inmediato a los miembros corruptos si los vecinos lo votaban.

¿Por qué no se aprobó? El autor del artículo señala que el proyecto sufrió una "muerte silenciosa": fue archivado en el Comité Judicial y se dejó vencer sin votación, presuntamente por la presión de grandes empresas de administración y ciertos políticos que buscaban proteger el sistema actual.

🛑 Información basada exclusivamente en el artículo de investigación de Krstafer Pinkerton publicado en Medium: 'REVELACIÓN: ¿Quién acabó con el proyecto de ley HB 983 y por qué tenía que desaparecer?'. 👇 ¡Comenta la palabra HOA y te envío el enlace del artículo completo!

Como residente y Realtor en The Hammocks y West Kendall, sé cómo las HOA impactan tu inversión. ¿Vas a comprar, vender o rentar? ¡Contáctame y protejamos tu tranquilidad!

📲 Carmen Alicia Bec
📍 Especialista en The Hammocks - West Kendall, FL
📞 786-339-2020

Florida HOA laws updated with HB 1203 and 2026 requirements. Discover what homeowners, board members, and managers need to know. Learn more.

08/05/2026

Why are Florida home insurance costs finally falling?
Just weeks into the 2026 Atlantic hurricane season, forecasters are optimistic, with Colorado State University and AccuWeather lowering predictions as El Niño conditions are expected to suppress storm development. Should these projections hold, Florida could experience another quiet season.

A calmer storm season arrives at a time when the communities most impacted in recent years are regaining their footing. Coastal areas have been restored. Homeowners have invested in stronger, more storm-resilient properties, and the market continues to draw investment. One of Florida's post-storm challenges – the availability of property insurance – is improving as legislative reforms take hold, private market participation expands, and reinsurance conditions evolve.

That was not the case just a few years ago.

From 2022 to 2024, Florida endured direct hits from six hurricanes, including four that reached Category 3 strength or greater. Those storms left catastrophic damage but also exposed vulnerabilities extending far beyond the wreckage. Insurance carriers became increasingly cautious, premiums climbed sharply, and obtaining coverage became one of the uncertainties facing homeowners, buyers, and investors.

Recognizing the growing strain on the market, Florida lawmakers enacted a series of reforms beginning in 2022 aimed at reducing litigation, strengthening insurer oversight, and encouraging private companies to write business in the state again. Those efforts are beginning to show measurable results.

Florida accounted for approximately 72% of the nation's homeowners claim-related litigation in 2023 despite representing only about 10% of U.S. homeowners claims. Since the reforms, homeowners’ insurance litigation has fallen nearly half in the 18 months after taking effect. As a result, 20 insurers have entered Florida's property insurance market, bringing new capital and greater competition. According to Fitch Ratings, Citizens Property Insurance, which had swelled to approximately 1.4 million policies during the height of the crisis, declined to 294,000 by May 2026 as private insurers expanded their presence and enacted standards for accessing.

The 2025 hurricane season also provided breathing room for progress. Although the Atlantic produced 13 named storms, Florida avoided a direct hurricane landfall, sparing reinsurance companies another year of catastrophic losses. Improved conditions and stronger insurer capitalization have also created a more stable environment in 2026.

Homeowners are beginning to see early signs of stability. For the first time in years, the direction of insurance costs has reversed, with Citizens Property Insurance cutting rates an average of 8.8% statewide beginning spring 2026, the largest reduction in the insurer's 24-year history and decrease in 10 years. In fact, the Florida Office of Insurance Regulation received 73 filings for rate decreases and 94 filings for zero increases heading into this year.

Additionally, insurers are gradually expanding underwriting guidelines, allowing more homes to qualify for private market coverage than was possible only a few years ago. Not every homeowner will benefit equally, and premiums remain highly dependent on location, flood elevation, roof age, and claims history. Yet the market is beginning to offer something many Floridians have not experienced in quite some time: choice.

That distinction is particularly important in a state where insurance has become inseparable from housing. Today's buyers do not simply evaluate mortgage rates or home prices. They also seek confidence in insurance availability at an accessible price before closing on a home. Greater private market participation does not eliminate affordability worries but does remove one of the biggest sources of uncertainty complicating Florida's real estate market in recent years.

Southwest Florida illustrates the progress yet also the work that remains. According to the insurance regulation office, homeowner premiums remain elevated throughout the region, with Collier County averaging $5,565 annually and Lee, Sarasota, Charlotte, and Manatee counties all reporting average premiums above $3,000. Those costs are significant in historical context, and Florida remains one of the nation's most expensive insurance markets. But the steep, year-after-year premium escalation that followed successive hurricane seasons appears to be moderating across much of the state, and competition continues to expand.

None of this should create complacency.

Hurricane season extends through November, with September historically the riskiest to Florida, particularly Southwest Florida. One landfalling storm can quickly reshape the outlook regardless of how favorable preseason forecasts may appear. As experts consistently note, losses are determined far more by where storms strike than by how many develop.

That is why this year's forecast represents more than the possibility of fewer storms. It represents an opportunity.

Another relatively quiet season would allow communities to continue repairing, homeowners to continue investing in resilience, and insurers to continue expanding their presence in Florida. It would also provide additional time for the reforms of recent years to mature and additional confidence for one of the nation's most vital housing markets.

Entering the second half of 2026, Florida cannot control the track of the next hurricane, only how prepared it is when that storm inevitably arrives. A quieter forecast is encouraging, as is the progress Florida has made in strengthening its communities, restoring insurance capacity, and rebuilding confidence.

The Sarasota Herald-Tribune
By Budge Huskey
August 5, 2026

Send a message to learn more

07/26/2026

Florida Law Is Clear: HOAs and Condo Board Members Cannot Secretly Profit From Their Position

Florida law places strict ethical requirements on condominium board members, officers, and community association managers when it comes to money, commissions, and conflicts of interest.

The law is designed to ensure that decisions are made in the best interests of unit owners—not for someone's personal financial gain.

Under Chapter 718 of the Florida Statutes, condominium officers and directors generally may not solicit, accept, or agree to accept kickbacks or other personal benefits from companies that provide, or seek to provide, goods or services to their association.

That means a board member cannot secretly receive money, referral fees, commissions, gifts, or other compensation from vendors because of the position they hold.

Transparency Matters

Florida law also addresses conflicts of interest.

If a board member, officer, or a business they own has a financial interest in a contract involving the condominium association, that relationship must be properly disclosed and handled according to the procedures established by state law.

The purpose is simple: homeowners deserve to know when someone making decisions may also have a financial interest in the outcome.

What About Community Association Managers?

Licensed Community Association Managers (CAMs) are also subject to ethical standards.

Managers are expected to disclose conflicts of interest and are prohibited from participating in unlawful kickback arrangements. Violations can result in disciplinary action and, depending on the circumstances, additional legal consequences.

The key issues are transparency, disclosure, and whether the payment creates a prohibited conflict of interest.

Potential Consequences
Violations of Florida condominium law can lead to:

• Removal from office.
• Civil penalties.
• Administrative discipline.
• In certain circumstances, criminal prosecution, including felony charges involving unlawful kickbacks.

Why It Matters

Condominium associations manage millions of dollars in homeowner assessments every year.

Florida's ethics and conflict-of-interest laws exist to protect unit owners by promoting transparency, accountability, and public confidence in how those funds are managed.

Residents who have questions about potential conflicts or undisclosed financial relationships may wish to review their association's records or seek guidance from the appropriate regulatory or legal authorities.

07/23/2026

Doral Pilot Program Targets Homeowner Association Frauds

*Should the Hammocks Community start a fraud detection pilot program as Doral's?

The City of Doral has initiated a new one-year fraud detection pilot program for homeowners’ and condo owners’ associations for its residents.
The pilot program is designed to fill a gap and create a structured process within the city’s police department to evaluate whether a complaint may constitute actual fraud, provide residents with a pathway to present credible documentation, and advance only those cases that meet the legal threshold for investigation and potential prosecution.
The program will determine how many hours of investigation work will be required, whether the city will need an ongoing external financial forensic support, or whether long-term this dysfunction should be supported by dedicated personnel within the police department, said Mayor Christi Fraga, who sponsored the item at last week’s city council meeting.
“It is entirely possible we receive a handful of cases or hundreds of cases. We simply just don’t know the data today,” she said. “This is why I think a responsible approach is implementing this one-year pilot program to study and look at what we can solve and how much it will cost during this period. The city will absorb the associated costs with training and outside financial auditing services. We will track utilization outcomes and resource demands, and we will evaluate whether the program is sustainable, scalable, or requires restructuring.”
At the conclusion of the pilot, the police department would have real data to answer critical policy questions, including whether a dedicated funding mechanism is necessary, whether a fee structure should be considered, or whether cost recovery is possible in cases where fraud is successfully prosecuted, and what the appropriate long-term model should be, she explained.

Mayor Fraga said she has met with the US Attorney’s Office and the state attorney regarding this issue and they are committed to strongly supporting Doral in prosecuting cases.
“When allegations rise to the level of potential financial fraud, organized schemes, or exploitation, especially of our seniors or vulnerable populations, our police department has both the authority and the obligation to investigate, provided there is sufficient evidence to support such claims,” she said.

Miami Today
By Abraham Galvan
6/2026

07/11/2026

Will It Benefit the Hammocks Community?

Florida Senate Cold-shoulder Dooms Juan Porras’ House-passed HOA Reform Package

The bill proposed a court-based dispute process and a pathway for homeowners to dissolve troubled associations through petitions and elections.

It passed in the House with overwhelming support March 5. Now one week later, an ambitious bill to reform condo and homeowners associations (HOA) is likely to be among the many legislative casualties this Session.

The measure (HB 657) aimed to make numerous changes to state laws governing HOAs that would have increased transparency, strengthened oversight and provided new mechanisms to resolve disputes between homeowners and their association boards.

The changes are much-needed, according to the bill’s sponsor, Miami Republican Rep. Juan Porras, who called HOAs in their current form a “failed experiment” allowed to “run amok” due to wide regulatory loopholes in current state law.

But by Thursday, one day before Sine Die, it was clear the updates the bill contemplates won’t come this year. While the measure passed 108-2 last week, its upper-chamber analogue (SB 1498) by Fleming Island Republican Sen. Jennifer Bradley has languished unheard since early February, clearing just one of three committees to which it was referred.

Porras said it is “unlikely” the Senate will hear HB 657, which he called “landmark legislation that would have helped millions of Floridians living with corrupt and unaccountable associations.”

He vowed to continue working on the issue as long as he remains a lawmaker, but indicated things must change across the rotunda if such efforts are to succeed in the future; this year, he said, the Senate has been largely silent on the matter.

“I am unclear as to the reasoning the Florida Senate does not believe over 50% of Florida residents living in an HOA deserve transparency and accountability. There has been little to no communication from our Senate counterparts, but I hope that next year we can form a better dialogue and pass this bill,” he said. “I will continue to have conversations with constituents and stakeholders to fight for HOA and condo reform as long as I am a member of the Florida House.”

HB 657 would have implemented three major changes to Florida’s HOA laws.

First, it would have addressed transparency issues by creating a state-funded court process to address condo and HOA disputes, which would replace the pre-lawsuit mediation process required today.

Second, it would have provided a process for the dissolution of HOAs. Porras has stressed this would not be a one-size-fits-all approach, and there would be several necessary steps — petition gathering, an election and final approval by a Judge — before an organization could be terminated.

Third, the measure would have addressed a lack of accountability that malfeasant HOA Board members now enjoy by mandating that HOAs include “Kaufman language” in their governing documents that require organization bylaws to change in accordance with changes in state law automatically.

Supporters argued the measure is an apt response to a regulatory system that has plainly failed. Porras has said more than 60% of Florida homes are in HOAs, affecting more than 8 million homeowners, yet residents often have little practical recourse against abusive boards.

Former condo ombudsman Spencer Hennings told lawmakers in 2023 that the current system works only when boards decide to act scrupulously. When they’re corrupt, “unit owners basically have no rights,” he said, as recalled board members can simply refuse to leave, state arbitration orders are non-binding and litigation can take years, costing homeowners a small fortune, before cases ultimately become moot.

That frustration has been fueled by real scandals. Lawmakers repeatedly pointed to the Hammocks HOA case in Miami-Dade, where prosecutors alleged millions were looted from association funds, as well as more recent South Florida and Pinellas County cases involving alleged racketeering, fraud, grand theft and misuse of association money.

A January Civic Data & Research Institute survey of likely General Election voters conducted in January found 78% supported HB 657’s aims, including direct court access and an HOA-dissolution process. That included 82% of Republicans, 75% of Democrats and 77% of third- and no-party voters.

Opponents, however, contended the bill was overly blunt. Critics warned the 20% vote threshold for unit owners to begin a board dissolution process was too low and could be exploited, even though a vote of the full membership and subsequent judicial review would have been needed to finalize the process.

Others argued that scrapping pre-suit mediation could drive up costs by pushing more homeowners into litigation, even though HOA cases are already complex and hard to bring.

One condo association member from Coral Springs objected to the Kaufman language portion, which he said gave the Legislature too much power over private governing documents. The man, Jonathan Gonzalez, called the bill a “Trojan horse” whose board dissolution provisions could destabilize communities, depress property values and invite corporate buyouts.

That critique overlaps with other polling. An October Tyson Group survey of homeowners living in HOAs found 80% said they enjoy HOA living, with 61% saying the benefits are worth the dues and that they’d choose HOA living again. Seventy-three percent of respondents said stronger enforcement of existing laws, rather than abolition, is the right answer.

Mark Anderson, Executive Director of the Florida-based Chief Executive Officers of Management Companies, which represents community association managers, celebrated HB 657’s likely demise Thursday.

“Our legislators ultimately agreed with what Florida homeowners have been saying all along: community associations may have challenges but abolishing them is not the answer,” he said in a statement. “Although the actual bill never proposed to completely abolish community associations, it did attempt to make it easier to terminate them while increasing costs on the very homeowners this bill was intended to help. Community associations play a critical role in protecting quality of life, maintaining property values, and keeping the cost of local services from shifting onto taxpayers. After today, we look forward to continuing our focus on improving oversight and enforcement of existing laws — not attempting to dismantle a system that millions of residents rely on every day.”

In June 2024, Gov. Ron DeSantis signed another HOA-focused bill Porras sponsored, with support from Republican Reps. Adam Anderson of Palm Harbor and Tiffany Esposito of Fort Myers, to limit certain HOA enforcement powers, bar fines for minor issues like trash cans or holiday lights, and require more transparency from Boards.

That measure (HB 1203) cleared both chambers of the Legislature with uniform support.

Florida Politics
Jesse Scheckner

07/10/2026

Overview of Florida's Property Tax Elimination Proposal

In November 2026, Florida voters will decide on a significant ballot measure aimed at reducing property taxes for homeowners. This proposal seeks to eliminate most property taxes on homesteaded primary residences by increasing the homestead exemption.

Key Features of the Proposal
Homestead Exemption Increase:
2027: Increase to $150,000.
2028: Further increase to $250,000.
Post-2028: The exemption amount will be adjusted annually for inflation.
Impact on Local Services:
The proposal is expected to shift the tax burden significantly, potentially leading to reduced funding for essential local services such as police, fire departments, and public infrastructure.
Financial Implications
Cost to Local Governments:
The amendment could result in a recurring loss of approximately $12 billion in revenue for local governments, affecting their ability to provide services.
Voter Approval Requirement:
The amendment must receive at least 60% approval from voters to take effect.
Conclusion
This proposed amendment, titled "Save Our Homes from Excessive Property Taxes," aims to provide substantial tax relief to Florida homeowners. However, it raises concerns about the long-term viability of funding for local services, making it a critical issue for voters in the upcoming election.