How homeowners can remove Coastal Property Management
The board hired Coastal Property Management, and the board is the body that can end the contract. Homeowners generally cannot cancel it directly, unless the association's governing documents give members that power. What homeowners can do is force the issue into the open and replace directors who will not act.
The ladder
| Signatures needed | What it gets you | Does it end the contract? |
|---|---|---|
| None | A public demand to the board | Pressure only |
| 10% of all voting interests | Calls a special members' meeting | Only if the governing documents give members that power |
| 20% of all voting interests | The board must take up termination at a meeting within 60 days | No. The board does not have to take any other action the petition asks for |
| A majority of all voting interests | Recalls directors by signed written agreement, with no meeting needed | Indirectly. It is the only route with binding force over the board: a new board can end the contract under its own terms |
Step 1: Demand
The complaint wall and open letter put the demand in public. Members can also ask for the bylaws and the management contract: they are official records, and the association must make them available within 10 business days of a written request. Send that request by certified mail, return receipt requested.
Step 2: Force the board meeting
If 20% of the total voting interests petition the board, it must take up the item at its next regular meeting or at a special meeting, no later than 60 days after receiving the petition. Members get 14 days' notice, and each member may speak on the item for at least 3 minutes. The board can still vote no. (s. 720.303(2)(d))
Step 3: If the board refuses
Call a special members' meeting
Members with 10% of the total voting interests can call a special meeting, unless the governing documents set a different percentage. Business is limited to the purposes in the notice. The notice period is at least 14 days if the bylaws do not address it, and quorum is 30% unless the bylaws set a lower number. Members can vote in person or by a valid proxy for that meeting. (s. 720.306(3))
Directors can be removed at a meeting only if the governing documents allow it, and it still takes a majority of all voting interests. Notice of that meeting cannot be sent electronically. (s. 720.303(10)(c))
Recall directors in writing
Any director can be removed, with or without cause, by a majority of all voting interests. No meeting is needed. (s. 720.303(10))
- Owners sign a written recall agreement. It lists each director with a recall or retain choice and names a representative. If a majority or more of the board is targeted, it lists at least as many replacement candidates.
- The signed forms are served on the association by certified mail or in person. Serving an officer, a director, the association manager or the registered agent counts. Service after 5 p.m., or on a weekend or holiday, counts on the next business day.
- The board must meet within 5 full business days.
- If the board certifies the recall, it takes effect immediately, and records and property must be turned over within 5 full business days.
- If the board refuses, it must file in court or for binding arbitration within 5 full business days of its meeting.
- If the board does not hold the meeting at all, the recall is deemed effective.
If fewer than a majority of directors are removed, the remaining directors fill the seats. If a majority or more are removed, the members who voted for the recall fill them.
Timing limits
- A recall signature is valid for no more than 120 days after signing.
- A signature can only be taken back in writing, delivered before the papers are served.
- Recall petitions and actions are not accepted when 60 or fewer days remain before a director's scheduled reelection, or within 60 days after their election.
After a recall
A recall replaces directors. It does not cancel the contract by itself. The new board then ends the contract under the contract's own terms, including any notice period or penalty.
Who can sign
- The owner of record, or someone holding the owner's power of attorney or proxy.
- Tenants and family members generally cannot sign for a home.
- A home with several owners, or one owned by a company or trust, may need a voting certificate.
- Homes more than 90 days behind on payments can have their votes suspended by the board. Suspended votes are subtracted from the total. (s. 720.305(4))
Signing up on this site is a pledge, not a legal signature. It tells the organizers where to bring the paper forms.
Your rights
- Records: bylaws, articles, covenants, the member roster and all contracts are official records. (s. 720.303(4)-(5))
- Assembly: rules cannot unreasonably restrict owners' right to assemble in common areas. (s. 720.304(1))
- Lawsuits: Florida bars meritless suits filed solely because an owner petitioned a government body, and association funds cannot pay for them. This protection is narrow and does not cover false statements. (s. 720.304(4))
- Board duty: directors have a fiduciary relationship to members. (s. 720.303(1); board powers: s. 617.0801)
Last checked 2026-10-30 against the Florida Statutes and Rule 61B-81.003. Your association's governing documents can change some of these details. This page is general information from homeowners and is not legal advice.