Laurel Oaks, Boca West: one 162-unit condominium with approval of every transfer and two leases a year

The association's approval, the master's Certificate of Compliance and the Club's approval of the buyer. "No Apartment Owner or lessee of an Apartment may dispose of an Apartment or any interest in an Apartment by sale without approval of the Association, except to the Owner of another Apartment" (Art. XIII.A(1), p. 19).

• The notice. The seller tells the association of the sale, with the buyer's name and address. The notice may demand that the association furnish a buyer if it refuses (Art. XIII.B(1)(a), p. 19).
• Thirty days. The association approves or disapproves within 30 days after the notice and information. The approval certificate, signed by the President and Secretary, is recorded "at the expense of the purchaser" (Art. XIII.B(2)(a), p. 20).
• No notice at all. If the association learns of an unnotified transfer and disapproves it, the transfer is "null and void and confer[s] no right, title or interest" (Art. XIII.B(1)(d), p. 20).
• A refusal on demand comes with a contract from an approved buyer. That buyer chooses the price: the refused contract price, or fair market value set by two M.A.I. appraisers under the American Arbitration Association's rules (Art. XIII.C(1), pp. 21–22). If no buyer appears, the sale is deemed approved.

"Any sale, mortgage, lease or assignment of lease that is not authorized pursuant to the terms of this Declaration shall be void unless subsequently approved" (Art. XIII.F, p. 24). A mortgage needs approval unless the lender is a bank, life insurer or savings and loan, or the seller financing part of the price (Art. XIII.D, p. 24). Foreclosing lenders of those kinds and public-sale buyers are exempt (Art. XIII.E).

Yes. An owner who takes "by devise or inheritance" holds subject to the association's approval, and so does one who takes by gift (Art. XIII.A(3)–(4), p. 19). "Any attempted gift to a party who is not approved by the Association shall be void" (Art. XIII.C(3), p. 23). For an heir it refuses, the association has 30 days to deliver a contract from an approved buyer at fair market value, set by agreement or by appraisers. The sale closes within 10 days after the price is set (pp. 23–24). The master's exemption of family transfers from its Certificate of Compliance does not excuse this one.

The 1980 declaration bars "the leasing of Apartments to others as a regular practice for business, commercial, speculative, investment or other similar purposes". Its limits follow: "No Apartment may be rented more than two (2) separate times during any twelve (12) month period. A lease shall not be made for a period of less than four (4) months" (Art. XII.A(1), p. 17).

Every lease needs approval within 30 days (Art. XIII.B(2)(b), p. 21). If the owner demanded it, a refusal comes with the association's own tenant at the same rent, within 20 days (Art. XIII.C(2), p. 22). These rules have been in the declaration since it was recorded, so they bind every owner. The master's rules add no lease in the first 12 months.

The declaration has no capital contribution or transfer fee. The buyer pays the master's capital contribution, the Club's Joining Fee and the cost of recording the certificate of approval.

The master bills Laurel Oaks $277,651 for 2026/2027, up 11.84% (master's adopted 2026/2027 budget, not recorded). The master's per-unit charges come on top, and the association's estoppel gives its own figure.

• A pet needs the Board's written permission, and "in no event may an Apartment Owner keep any pet in his Apartment which weighs more than twenty (20) pounds" (Art. XII.E, p. 18).
• Floors must be carpeted outside kitchens and bathrooms unless the Board approves; window coverings seen from outside need a white backing (Art. XII.B, XII.D, pp. 17–18).
• Combining apartments is allowed. Alterations also need the master's approval, which "shall be dispositive" (Art. XIV, p. 27).
• A building of three or more habitable stories needs one by 31 December of the year it turns 30, then every 10 years (Fla. Stat. § 553.899(3)). Unit numbering points to eight floors at 20090 and 20100 and five at 20110, all past 30, so we ask for the reports. The buyer receives the summaries with the resale documents.

• Phase I was "one (1) residential building containing sixty-two (62) apartments" (Art. IV, p. 6). The latest completion dates for Phases II, III and IV, if added by amendment, were 11 March 1981, 1 October 1981 and 1 May 1982 (Art. VIII.F, p. 13). We did not find the phase amendments, though the Property Appraiser and DBPR count 162 units. We check the unit's share against what is recorded.
• Laurel Oaks 400, the separate condominium next door, gives Laurel Oaks owners use of the recreation facilities in a shaded area of its plot plan (OR 4421/1818, p. 9). Laurel Oaks has no umbrella association above it.
• The association's lien is not effective until recorded (Art. XV.B(4), p. 29), and Chapter 718 now governs its priority. A voluntary buyer is jointly liable for the seller's unpaid assessments under § 718.116(1)(a).
• As amended in 2012, "the acts of the Board must be approved by at least (five) 5 Directors present at a meeting" (By-Laws § 3.9, OR 25523/543).