Regents Square, Woodfield Country Club: a two-quarter contribution and lease approval since 2023

A working capital contribution. "Each purchaser of a Parcel, and/or any other Owner acquiring title to a Parcel, including all Parcels purchased at resale" pays "two (2) quarterly installments of the then-current annual assessment", and the Board "shall have the discretion to change the working capital contribution" (§ 14(t), OR 34304/138, p. 2; OR 34783/1610, p. 14).

• Exempt. The association, and "first mortgage lenders acquiring title ... through foreclosure, deed in lieu".
• May be waived. By the Board, for transfers to immediate family, to family or estate-planning trusts, or between spouses by divorce decree.
• Collection. It is collectible as an assessment, with lien rights (p. 15).
• History. The fund was added in January 2002 as one quarterly assessment, "collected from each end-user Lot purchaser at the time of conveyance" (§ 14(t), OR 13320/767, p. 1). In July 2002 it became "2 months assessments currently being charged", and "Amounts paid into the fund are not to be considered as advance payment of regular assessments" (OR 13940/1289, p. 1). The 2023 amendment, which applies to title acquired after 16 May 2023, set today's two quarters.

The buyer also pays the master's resale working capital contribution. We take both amounts from the estoppels.

Yes, and then the master does. Regent's Square's own restated declaration has no buyer approval and no right of first refusal (OR 34783/1610, pp. 3–22). 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 Regent's Square whatever its own documents say. The master's approval and Certificate of Compliance and Club membership are required as well.

Yes, under § 17, added by the amendment recorded 16 May 2023 (OR 34304/138; restated OR 34783/1610, pp. 15–19):

• Approval. "No lease of any interest in a Parcel shall commence without the Parcel Owner having first obtained the written approval of such lease by the Association", and every occupant must be approved. The owner applies 30 days ahead, and the association decides within 30 days.
• Term. "not less than six (6) months nor more than one (1) year"; renewals only with Board approval. "No Parcel may be leased for more than two (2) years within a four (4) year period."
• Money. A security deposit up to the greater of one month's rent or the legal maximum; an application fee of no less than $100 an applicant plus background checks; and a lease contribution of two quarterly installments on each lease and renewal.
• No short stays. No subleasing, partial rentals, Airbnb or VRBO.
• Guests. Non-family guests who stay without the owner for more than 30 days in 12 months count as tenants.
• 24-month wait. A buyer acquiring "after the effective date of this amendment" may not lease for 24 months; family, trust, estate-planning and divorce transfers are exempt (§ 17(q)).

The amendment was adopted after 1 July 2021, so its new rental limits bind owners who took title after it or who consented (Fla. Stat. § 720.306(1)(h)). Every buyer now takes title after it. Before 2023 there was no leasing rule: neither the 1988 declaration nor the 1990 restatement limits leasing or requires approval, and their only mention of renting is a ban on signs, including "'FOR RENT' signs" (¶ 14(k), OR 5646/1458; OR 6369/860). No lease or application fee is recorded beyond § 17's; the association's estoppel and lease package state the current fees. The master's leasing rules, including the master's final approval and one lease in any 12 months, apply on top.

• Lien. The lien covers assessments, interest, costs and fees, and is "a charge on and continuing lien ... even if no separate notice of lien is placed on record" (§ 4(b), OR 34783/1610, p. 6). It is "superior to all other liens save and except tax liens and first mortgage liens of record in favor of an Institutional Lender", if the mortgage was recorded before a claim of lien (§ 4(f), p. 7). Late fee: the greater of $25 or 5% after 5 days.
• Master's charges. Regent's Square collects the master's assessments from each owner, with lien rights (§ 5, pp. 7–8), so its estoppel should show both.
• Exteriors. The association paints and pressure-cleans the homes and privacy walls (OR 27980/1359). Owners keep other exterior, pool and landscaping upkeep and the water and sewer lines on their Parcels.
• Privacy walls. Each owner owns the wall on his Parcel, with a cross-easement for support and maintenance for the neighbor (§ 7(d), p. 10).
• Insurance. Owners must insure the home for full replacement cost, naming the association as additional insured (§ 11(b), p. 11).
• Lakes. No docks or motorboats; the association maintains the strip between the rear lot line and the water (§ 14(d), p. 12).
• Record gaps. The 1990 restatement is OR 6369/832 (recorded 28 February 1990, 72 pages, by CTB Woodfield Limited); the 2018 notice's "6359/832" is a typo, since that page falls inside an unrelated certificate. The plat is Plat Book 59, Page 5, a replat recorded 2 March 1988; one citation to Page 3 is wrong, since Plat Book 59, Page 3 holds no plat. Nothing amending the documents was recorded after OR 34783/1610 through 22 October 2026, the date the Clerk's index is verified to; only notices of commencement for landscaping and paving (OR 35141/77, 35343/267, 35983/910). The search ran on names containing "REGENTS SQ", so an entry indexed under another spelling could be missed.