Quail Hollow, Boca West: a 30-day sale review with no substitute buyer, and one lease a year

Three approvals of the buyer: Quail Hollow's, the master's Certificate of Compliance and the Country Club's. The approval rule itself is not new. Since 1981, "No Unit owner may dispose of a Unit or any interest therein by sale without approval of the Association except to another Unit owner" (Art. XVI.A(1), OR 3502/374). Gifts and other transfers need approval too. The 2025 amendments left that article alone and rewrote the procedure:

• The notice. The seller notifies the association of the intended sale, with the buyer's name and address and whatever else it reasonably asks for (Art. XVI.B(1)(a), OR 36210/453, p. 2).
• The deadline. The association must approve or disapprove within 30 days of the notice and information. Until 2025 it had 20 (p. 3; OR 3502/376). An approval is a recordable certificate, and we record it with the deed.
• The screening. Every prospective buyer, and every intended adult occupant, must authorize a criminal, credit, eviction and sex-offender check. Each buyer submits a credit report dated within 30 days of the application. Failing to authorize the check is "grounds for automatic disapproval" (pp. 4–5).
• The grounds. Occupancy before approval, unpaid obligations to any association or landlord, an eviction, a history of breaking association rules, and violations on the unit or a delinquent seller. A conviction for manufacturing or distributing a controlled substance means denial. Other criminal history is weighed case by case (p. 5).
• A credit floor, but no number. Joint buyers "must meet or exceed the minimum credit score", yet the amendment does not state it. The Board may add criteria by rule (p. 5). We ask the manager for the current figure in writing.
• A company or trust buyer. Approval is conditioned on approving the Primary Occupant (p. 4).

Until December 2025 a seller could demand, in the notice, that the association supply a buyer if it refused the proposed one. The association then had to deliver a cash purchaser at the contract price or treat the sale as approved (Art. XVI.C(1), OR 3502/377). The amendment strikes both the demand and the purchase obligation (OR 36210/453, pp. 2, 5–6).

Now "the transaction shall not be consummated, and any purported transfer or lease made without required approval shall be voidable at the option of the Association" (p. 5). The 1981 rule that an unauthorized sale or mortgage "shall be void unless subsequently approved" was not amended and still stands (Art. XVI.F, OR 3502/378). Either way, a deed recorded without the certificate is a defect.

Two 1981 rules also survive untouched. A mortgage to anyone but an "Institutional Lender" (banks, insurers, savings and loans, REITs) needs approval (Art. XVI.D). A lender taking title, and a buyer at a foreclosure, judicial or tax sale, need no approval (Art. XVI.E, OR 3502/378).

With approval, and within the 2025 limits (OR 36210/453, pp. 2–3, 7):

• One lease a year. "In any rolling twelve (12) month period, a Unit may be subject to no more than one (1) lease", and successive tenants may not be used to get around it.
• Term. At least four consecutive months. Renewals with the same tenant may not take the total past 12 consecutive months.
• Form. In writing, for the whole unit, and subject to the governing documents.
• Review. 30 days, on the same screening and grounds as a sale. The duty to supply a substitute tenant is gone (pp. 3, 6).

The 1981 declaration allowed any lease of a month or more (Art. XV.E, OR 3502/373). A condominium amendment banning rentals, changing the rental term or limiting how often owners may rent binds only owners who consent to it and those who take title after it (§ 718.110(13)). Every buyer since 22 December 2025 therefore takes title bound by the four-month and once-a-year limits. The master's leasing rules apply on top, including no lease in the first 12 months.

• Delinquent assessments bear the maximum lawful rate, now 18%, and a $25 late fee or the statutory amount. The 1981 rate was 10% (p. 8; OR 3502/381).
• Material alterations now need 51% of the voting interests, not owners holding 75% of the common elements. The Board may proceed alone up to 5% of annual revenues, or for code, insurance or emergency work (pp. 11–12; OR 3502/384).
• Remote work is allowed if no clients, employees or deliveries come to the unit (p. 13).
• The association indemnifies directors, officers, managers and committee members acting in good faith (p. 10).

The buildings are one story, so the milestone inspection for buildings of three or more stories does not reach them. The rest of the § 718.503 resale package does.

• The amended Article XVIII.L caps a foreclosing first mortgagee at 12 months of regular assessments or 1% of the original debt (p. 9). It still says any other foreclosure or judicial-sale purchaser owes only what accrues after taking title. Chapter 718 makes a buyer jointly liable, so the estoppel governs.
• For a voluntary sale, the 1981 text already made a grantee "jointly and severally liable with the grantor for all unpaid assessments" (Art. XVIII.M, OR 3502/383).
• The declaration creates 66 units; the Property Appraiser shows 65 residential folios, which suggests a combination. We check the unit's legal description and share against the declaration's exhibits.
• The only other body the declaration lets Quail Hollow collect for is the Boca West Maintenance Association (Art. XVIII.F, OR 3502/381). We found no Village-level association above Quail Hollow.

The master bills Quail Hollow $49,991 for 2026/2027, up 28.62% (master's adopted 2026/2027 budget, not recorded). The master's per-unit charges are added to that. We found no capital contribution in Quail Hollow's own documents.