HOA Repairs Special Assessment

Why would you not have some kind of meeting? We have a 3 bid requirement. Plus would have to KNOW what the amount of the repair is going to be BEFORE assessing it. How going to base the "Special emergency assessment" if you don't know how much your being charged? Can't just grab a number out the air and say "Well if we have any extra we will give it back or put it toward X project". It doesn't work that way necessarily.

Have a meeting ASAP and discuss your options. Be open about it. People respond better if they know exactly how their money is being spent.

Get the BoD together, decide which bid to accept, and get the work done.

Not sure if this is helpful - from FL COA statute ... I'm assuming you have read it?

"1. Adequate notice of all board meetings, which must specifically identify all agenda items, must be posted conspicuously on the condominium property at least 48 continuous hours before the meeting except in an emergency. If 20 percent of the voting interests petition the board to address an item of business, the board, within 60 days after receipt of the petition, shall place the item on the agenda at its next regular board meeting or at a special meeting called for that purpose. An item not included on the notice may be taken up on an emergency basis by a vote of at least a majority plus one of the board members. Such emergency action must be noticed and ratified at the next regular board meeting. "

Your board can call a special meeting on 48 hour notice (unless your bylaws say different) and choose to accept whatever bid they want, and to authorize the work to begin right away. It doesn't sound like it's a big deal especially with so many homeowners in favor of getting the work started.

It doesn't take a members meeting to do that. A couple of things to watch out for: if a special assessment is going to be voted on then that board meeting must be noticed 14 days in advance. Make sure the contract for the work has a completion date writtin into it. The work will be completed "no later than 1 January 2019," for instance. If it's the board that doesn't want to get this moving - maybe the 6 of 19 who have not given their approval? - then there are a couple of other hoops to jump through. As in a condo association, 20% of homeowners may petition the board to add an agenda item to their next meeting. The catch is they have 60 days to do it. If they really don't want to do it then the members can call a special meeting of the members (check your bylaws on how to do it) and then vote to recall the board members and replace them with others who want the work to start. If you've got 15 of 19 who want to get on with it, it should not be difficult to make this happen in short order.

Emergency issues come under a different statute. I have read way to many things. Now I have to ask myself, why did I volunteer? If you look under emergency work in a condo it winds up being very vague.
Thanx
Marq