Clubside, Woodfield: sale approval and two quarters at closing

Yes, and then the master does. Since 22 June 2026 Clubside's own declaration says: "No Lot Owner may sell, dispose or otherwise transfer a Lot or any interest therein by sale without prior written approval of Association, which approval shall not be unreasonably withheld" (Art. XII § 1.A, OR 36599/937, p. 33). Gifts, devises and inheritances need approval too.

• The notice. The seller gives the association the buyer's information and the working capital contribution (§ 2.A, p. 34), with an application fee set by the Board and the cost of a background check.
• Thirty days. The association decides within 30 days; silence means approval, and it must then give a recordable certificate. An approval is "stated in a certificate ... in recordable form ... and may be recorded" (§ 2.B.i, p. 35).
• Entity buyers. A corporation or trust must have its Primary Occupant approved, and may change that occupant no more than once in 12 months (§ 2.B.v, p. 36).
• Grounds to refuse. Felony convictions, sex-offender status and a history of violations or non-payment, among others (§ 3, pp. 36–37).
• Exempt. A lender taking title by foreclosure or deed in lieu, the buyer from that lender, and a buyer at a public sale (§ 3.B, p. 37).
• Void without it. An unapproved transfer "shall be void unless subsequently approved" (§ 3.C, p. 38).

We found no right of first refusal. Before 2026 Clubside's own documents required no approval of sales: the 1994 declaration has no sale or lease approval clause, only a Board power to make leasing rules (Art. V § 1.K, OR 8145/1600, p. 9), and the 2004 and 2019 amendments add none for sales. Since 22 March 2022 the master declaration has required that every sale, transfer or conveyance of a Woodfield lot, including a gift, devise or inheritance, be approved by the Neighborhood association within 30 days and then sent to the master for final approval, with a fee of at least $100 (Art. X § 19, OR 33401/264, pp. 29–30). That binds every Neighborhood whatever its own documents say, so a Clubside sale has needed approval since 2022, and since 2026 Clubside's own terms above apply alongside the master's. The master's rule also needs its Certificate of Compliance.

A working capital contribution of "two (2) quarters of the annual assessment for each Lot ... collected from each Lot purchaser at the time of conveyance" (Art. X § 8, OR 36599/937, p. 25). It is collectible as an assessment, with lien rights, and the Board may change it by majority vote. No Board resolution changing it is recorded: a search of the association's name from 1 June to 28 October 2026 found only the restatement and two notices of commencement. A resolution need not be recorded, so we take the amount from the estoppel. It was two months of the annual assessment in 1994 (Art. X § 10, OR 8145/1600, p. 21) and one quarter from 2019, when the Board was also allowed to charge the same amount on a lease (OR 31050/297, pp. 3–4). The buyer also pays the master's working capital contribution and the Club's charges.

Yes, with the association's approval (Art. XI § 15, OR 36599/937, pp. 31–32):

• Term. At least six months and no more than a year. Renewals need approval.
• Ownership period. An owner who buys "after the effective date of this amendment" may not lease until owning the lot for 12 months (p. 32); the 2019 amendment had a similar 12-month rule, with exceptions for the association, family, trusts and divorce (§ 15.H).
• Charges. A security deposit, handled under Chapter 83; a lease working capital contribution of two quarters' assessments on each lease and renewal (p. 26); and a lease transfer fee set by the Board (p. 34).
• No short stays. No subleasing, Airbnb or VRBO. Non-family guests staying more than 30 days in 12 months without the owner count as tenants.

The core rules were in the 2019 amendment (OR 31050/297), recorded before 1 July 2021, and bind all owners: it added lease approval (new Art. XI § 16, p. 6), a minimum term of one year (p. 7) and no lease in the first 12 months of ownership (p. 12). The 2026 move from a one-year term to six months loosens them. Under Fla. Stat. § 720.306(1)(h), any new 2026 rental restriction binds only owners who took title after it or consented. Our working rule: every buyer takes title after the restatement, so we apply its leasing rules to the buyer; whether it adds a new restriction for earlier owners is for underwriter and counsel sign off on the file. The master's leasing rules apply on top.

• Amendment and the master. The restated declaration may be amended by 60% of the total voting interests with the master Board's consent, and the amendment is recorded with a certificate of that consent (Art. XIII § 2, pp. 38–39). The master Board also keeps the right to "alter, modify, change, revoke, rescind, or cancel any or all of the restrictive covenants" (§ 3, p. 39). The master's consent to the 2026 restatement is on p. 3 and is dated 27 May 2026; the certificate's recital gives 21 May 2026. We note both dates as printed. Our working rule: we use 27 May 2026, because our reading of the record is that the dated consent itself is the better evidence of when the master Board acted; the recital date does not affect a closing.

• The lien. It covers interest and a late fee of the greater of $25 or 5%, and the claim of lien "shall relate back to the date on which the original Declaration was recorded" (Art. X §§ 1, 10, pp. 24–26). The association may accelerate a delinquent owner's assessments.

• Joint liability. "A Parcel Owner is jointly and severally liable with the previous Parcel Owner for all unpaid assessments that came due up to the time of transfer of title" (p. 27). The lien is subordinate to an institutional first mortgage only as to amounts due before foreclosure; otherwise § 720.3085 applies.

• Fines. A fine may become a lien on a lot to the extent it is $1,000 or more (Art. X § 6, p. 25).

• Easements. Utility, lake maintenance and landscape easements, a three-foot easement for eaves and gutters, and a Country Club easement over the lots for golf course access and "the retrieval of golf balls" (pp. 14–16).

• Rebuilding. After a casualty the owner must rebuild within 90 days of receiving insurance proceeds (p. 23).