By Gary Gardiner | Heritage Estate Management March 13, 2026

In the high-stakes environment of a Florida high-rise, the annual election of directors is often the most contentious event of the year. With millions of dollars in reserves and critical structural decisions on the line, owners are increasingly concerned about the integrity of the ballot box.

If your building has a history of "lost" ballots, questionable signature verifications, or a lack of transparency in the counting room, Florida law provides a powerful solution: The DBPR Election Monitor.

1. What is an Election Monitor?

Administered by the Office of the Condominium Ombudsman, an election monitor is a neutral third party (often a DBPR employee or a specialist) appointed to oversee the entire process. They don’t just "watch"—they ensure the election is conducted strictly according to Florida Statute 718 and your association’s specific bylaws.

2. How to Trigger a Monitor (The 15% Rule)

You do not need the board’s permission to bring in a monitor. Under FS 718.5012(9), a monitor can be appointed if a petition is signed by:

  • 15% of the total voting interests, or

  • Six unit owners, whichever is greater.

The Deadline: The completed petition (DBPR Form CO 6000-9) must be received by the Ombudsman’s office no later than 14 days before the scheduled election.

3. Who Pays for the Monitor?

This is a common point of friction. By law, the association is responsible for all costs and fees associated with the monitor. The fee schedule in 2026 is tiered based on the size of your building:

  • 0-25 Units: $250 base fee.

  • 100-150 Units: $150 plus $3 per unit.

  • 150+ Units: $125 plus $2.50 per unit. (Note: Travel costs may apply if the monitor travels over 20 miles.)

4. What a Monitor Actually Does

Once appointed, the monitor’s role is strictly observational and procedural. They will:

  • Verify the "Qualified Voter List."

  • Oversee the opening of the outer envelopes.

  • Ensure the "Inner Envelope" secrecy is maintained.

  • Supervise the actual count of the ballots.

  • Provide a formal report to the DBPR and the Association.

Why This Matters for Your Property Value

A contested or fraudulent election doesn't just create drama—it creates legal instability. If an election is overturned by the state months later, every contract signed by that "illegal" board could be called into question. Ensuring a fair vote on day one is the best way to protect the long-term governance of your high-rise.

About the Author: Gary Gardiner

Gary Gardiner is the founder of Heritage Estate Management (the property management division of Heritage Builders & Investments) and the lead contributor to My Florida Home Hub. With a specialized focus on the luxury high-rise markets of Palm Beach and Collier County, Gary provides a unique "tri-sector" expertise:

  • Estate Management: Delivering white-glove oversight for HNW owners.

  • Board Consultation: Guiding associations through the complexities of SIRS and HB 1021 compliance.

  • Strategic Real Estate Exit Strategies: Leveraging deep governance knowledge to position properties for maximum value.

For assistance in organizing an election petition or a private consultation on board transparency, visit www.myfloridahomehub.com.