Willow Wood Mid-Rise I, Boca West: Arvida's 1980 approval rules, a private-lender check and a one-year lease cap

The association, then the master's Certificate of Compliance and the Country Club's approval of the buyer. No linked amendment has touched Article XVII since 1980. It puts every sale, lease, gift and other transfer under the association's approval, except a sale to another unit owner (OR 3325/122, p. 21).

• The seller's notice. The seller sends the association the buyer's name and address and anything else it reasonably asks. The notice may demand that the association find a buyer if it refuses this one, with the signed contract attached (p. 22).
• Twenty days. The association must approve or disapprove within 20 days of the notice. An approval is a certificate "in recordable form" that "shall be recorded in the Public Records" (pp. 22–23). A 1980 certificate is of record (OR 3433/196).
• A refusal after a demand. If the seller made the demand, the association has the same 20 days to deliver a contract from itself or an approved buyer. The terms are the contract price, in cash, closing within 30 days. Otherwise the sale "shall be deemed to have been approved" (pp. 23–24).
• Companies and trusts. A corporate buyer is approved only together with its Primary Occupant. A trustee holding title for a beneficiary who will live in the unit is treated the same way (p. 23).
• Who is exempt. An institutional lender taking title through its mortgage, and anyone buying at a "duly advertised public sale with open bidding", such as a foreclosure or tax sale (pp. 24–25).
• Without approval. "Any sale, mortgage or lease which is not authorized pursuant to the terms of this Declaration shall be void unless subsequently approved by the Association" (p. 25).

Only with the association's consent. Without approval an owner may mortgage a unit only to an "Institutional Lender": banks, life insurance companies, federal or state savings and loan associations and real estate investment trusts. Approval of any other lender "may be upon conditions determined by the Association or may be arbitrarily withheld" (Art. XVII.D, p. 24). Seller financing or a family loan therefore needs written approval, or the mortgage falls within the void clause.

Neither the 1980 declaration nor its amendments impose a capital contribution or transfer fee. The association may charge an application fee, $100 an applicant in 2013 (OR 26229/1160, p. 3). The buyer also owes the master's capital contribution and the Club's Joining Fee. In a voluntary conveyance the grantee is "jointly and severally liable with the grantor for all unpaid assessments" (Art. XIX.M, p. 29), so the estoppel's figures are paid at closing.

For 2026/2027 the master bills this association $56,022, up from $48,751 (master's adopted 2026/2027 budget, not recorded). The condominium's own charges and the Village of Willow Wood's come from their estoppels.

The rules come from the 1980 declaration, the 2010 rules and the 2013 amendment:

• Approval. Each lease goes through the same 20-day approval as a sale, and the lease must state that it is subject to approval (Art. XVII.B, pp. 22–23).
• A substitute tenant. For a lease longer than one month, an owner who is refused may demand that the association supply a tenant on the same terms. If it does not, the lease is deemed approved (Art. XVII.C(2), p. 24).
• One month minimum. The rules recorded in 2010 let units be leased "for periods of not less than one (1) month", subject to the association's right of first refusal (rule 14, OR 23844/1943, p. 6).
• One year maximum. Under the 2013 amendment no lease may run longer than one year. The owner gives 30 days' notice of a renewal, which needs written approval (OR 26229/1160, p. 3).
• Refused renewals. A renewal may be refused for a tenant's violations, damage or nuisance, or the owner's unpaid charges, with no duty to find another tenant (p. 3).
• Deposit. The association may hold up to one month's rent in escrow against damage to common property. If it is not topped up after a draw, the association may evict under Chapter 83 (pp. 3–4).

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 (Fla. Stat. § 718.110(13)). The one-year cap therefore binds owners who consented and everyone who took title after it took effect. The declaration also holds back any amendment limiting leasing until nine months after its adoption (Art. XII.C(6), OR 3325/122, p. 12). The certificate was signed in June 2013 without giving the meeting date, so the cap applied by about March 2014 at the latest. The master's leasing rules also apply.

The Board adopted rules at its first meeting, and the association recorded them in 2010 (OR 23844/1943). A change needs the approval of 75% of the members (Art. XVI.G, OR 3325/122, p. 21). Among them:

• no one under 21 may occupy a unit unless a parent or the unit owner is also in residence (rule 13);
• no pet without the Board's written consent, which it may revoke at any time (rule 5);
• the association keeps a key to every unit, and an owner who changes a lock must hand over a copy (rule 16).

The under-21 rule governs occupancy, not ownership, and we show it to the buyer before signing.

Both buildings are eight stories and date from 1980. A building of three or more habitable stories needs a milestone inspection by 31 December of the year it turns 30, then every 10 years (Fla. Stat. § 553.899). Both buildings qualify, and the buyer is entitled to the summary with the resale documents.

• The Village of Willow Wood. Every owner belongs to Village of Willow Wood Association, Inc. (Art. IV § 1, OR 2990/611). Its assessments are "a continuing lien upon the Property" without any recorded claim (Art. V § 1, OR 2990/612). The condominium may collect them for it (Art. XIX.F, OR 3325/122, p. 27). On demand it must issue a certificate that "shall be of conclusive evidence of payment" (Art. V § 7, OR 2990/613).
• Phases. The declaration submitted only Building 1000. The pool and Building 2000 could be added by developer amendment until 1 January 1985 (Art. IV.C, E, p. 5). We did not read those amendments, so we check the unit's phase and its share of the common elements on each file.
• Parking. Each unit's one or two spaces are limited common elements, assigned by recorded instrument or in the deed, and pass with the unit (Art. V.C(1), p. 7).
• The 1980 lien text. It makes the association's lien effective only from a recorded claim, and frees a foreclosure buyer from earlier assessments (Art. XIX.K–L, pp. 28–29). The condominium statute now governs both points.

The umbrella's declaration, also Arvida's, dates from 11 January 1979 (OR 2990/610).