Pavilion from the Ocean

Pavilion from the Ocean

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This forum, by owners for owners, provides useful information for owners to view and discuss.

This blog does not belong nor represents the views of the Pavilon Condo Association

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To Practice Real Estate in Florida you need a License

A Real Estate Broker is an individual or entity that performs the services of real estate on behalf of another person, for compensation. The term “real estate” is defined in statute to include both interest in land or real property and business opportunities. The term "compensation” includes monetary compensation as well as valuable consideration, which includes benefits other than cash or tangible goods.

Sales associates are individuals who are allowed to perform these services but only at the direction and control of a real estate broker or for their registered owner developer.
Important Note Regarding Unlicensed Assistants: The Florida Real Estate Commission has outlined permissible activities which an unlicensed assistant working in cooperation with a licensed individual may do.

These items are offered as examples of services you do need to hire a person with a Florida license and services you do not need to hire a person with a Florida license.  The list is not all inclusive.  If you have specific questions, please contact the department at 850.487.1395 or review the statutes and rules for the profession  You should also check with your county or city to learn whether or not a local business tax receipt or certificate of competency is required for services that do not require a state license.  Please visit our Unlicensed Activity page to learn more about how you can help us combat Unlicensed Activity.

FREE - Condo Board Member Certification

Everything You Wanted to Know about Being a Board Member… 
But Were Afraid to Ask!
Condo Board Member Certification

Why Attend?
  • To comply with State law
  • To understand your legal responsibilities and obligations including your “fiduciary duty”
  • To gain insights into governing through case studies and real situations
  • You will receive a quick reference guide of checklists, statutory deadlines and charts to assist with elections, meetings and other Board responsibilities.
Topics Include:
  • Operations
  • Records Maintenance
  • Dispute Resolution
  • Elections
  • Budgets & Reserves
  • Financial Reporting
  • Insurance
  • Audits
Saturday, November 2, 2013
9:00 AM - 12:00 PM
RSVP No Later than November 1st.
Becker & Poliakoff
Alhambra Towers
121 Alhambra Plaza, 10th Floor
Coral Gables, FL 33134
To RSVP please contact Adrian Gonzalez at 305-262-4433 or
Light breakfast will be served. There is no charge to attend, but seating is limited. Participants must be registered in advance to reserve a seat.

Miami Design District’s transformation into a luxury shopping destination is underway

Read more here:, Fendi, Tom Ford, Dolce & Gabbana, Harry Winston, Givenchy, Giorgio Armani and Van Cleef & Arpels.
All those ultra-luxury fashion and jewelry brands — and many more — will soon open their gilded doors in Miami’s redeveloped Design District, joining other high-end designers like Louis Vuitton, Hermès, Berluti, Emilio Pucci, Prada, Celine and Cartier, which have already set up shops.
Construction is underway, as the transformation of the once-gritty Miami neighborhood into a glamorous international luxury shopping destination takes shape. Already, some buildings have come down; security has been stepped up, greenery enhanced.

Read more here:

South Florida existing home prices rose sharply in August amid tight inventory

The peak summer home buying season kept sizzling in South Florida during August.

The median price of a single-family home in Miami-Dade County leaped 20.5 percent in August to $235,000 from $195,000 a year earlier, according to the Miami Association of Realtors.

Single-family home sales rose 15.1 percent in Miami-Dade to 1,210 closings in August from 1,051 a year earlier, the Miami Realtors said.

The inventory of single-family homes listed for sale in Miami-Dade increased 3.1 percent, but amid strong demand, that level amounted to just a 4.9-month supply of homes on the market, down from a 5.7-month supply a year earlier.

Sales of Miami-Dade single-family homes dipped 1.4 percent in August from July, while the median price rose 2.2 percent month to month.

Miami-Dade’s condo market also continued its dramatic recovery in August. The median price of a Miami-Dade condominium rose 27.5 percent in August to $190,000 from $149,000 a year earlier and was up 5.6 percent from July’s median of $180,000.
Sales of Miami-Dade condos rose 7.9 percent in August to 1,592 units from 1,476 a year earlier, but declined 3.5 percent from July’s level of 1,538 closings.

“The Miami real estate market continues to attract record numbers of domestic and international buyers and investors,” Natascha Tello, chairman of the Miami Realtors, said in a statement. “Such demand for Miami properties is driving robust price appreciation despite the fact that more properties are being listed for sale. Current levels of supply reflect a seller’s market, as more consumers are realizing it’s a good time to sell.”

Don't get "SLAPP" around...SPEAK UP

By Eric Glazer, Esq.
Published April 1, 2013

There are tens of thousands of Board members that proudly serve on condominium and HOA boards in Florida with pride, dedication and integrity.  No doubt that they are rightfully appalled when accused of being the typical "condo commando."  In fact, they can't even conceive of taking actions against their neighbors solely out of spite or just to remind the owner who still is in charge.

  The Florida Legislature knows that despite all the selfless volunteers that understand the definition of "fiduciary duty" there are lots of others who have abused their powers and wrecked havoc on fellow unit owners who simply disagreed with the Board's position.  That's where the statutes prohibiting SLAPP suits come in and here's what they say:

  (1)It is the intent of the Legislature to protect the right of condominium unit owners to exercise their rights to instruct their representatives and petition for redress of grievances before the various governmental entities of this state as protected by the First Amendment to the United States Constitution and s. 5, Art. I of the State Constitution. The Legislature recognizes that strategic lawsuits against public participation, or “SLAPP suits,” as they are typically referred to, have occurred when association members are sued by individuals, business entities, or governmental entities arising out of a condominium unit owner’s appearance and presentation before a governmental entity on matters related to the condominium association. ….

  (2)A governmental entity, business organization, or individual in this state may not file or cause to be filed through its employees or agents any lawsuit, cause of action, claim, cross-claim, or counterclaim against a condominium unit owner without merit and solely because such condominium unit owner has exercised the right to instruct his or her representatives or the right to petition for redress of grievances before the various governmental entities of this state, as protected by the First Amendment to the United States Constitution and s. 5, Art. I of the State Constitution.

            In short, this statute admits that instances "have occurred" in condominiums and HOAs where owners got sued for opening their mouths at public hearings or for making complaints about the association to a government agency.

            A good example of a SLAPP suit would be if Jane, a unit owner, complains to the local building official that the association is putting on a new roof with unlicensed contractors.  As a result, the project is red tagged and halted.  Within a week, Jane gets sued by the association for having a dog, despite the fact that the dog now lives at the association for 11 years and is walked in plain view every day.

            SLAPP suits are ones that are obviously filed for the purpose of retaliation and to shut the unit owner up.  To stop them from making trouble and to remind them that if they don't like the way things are now, we can make it worse for you by drowning you with lawsuits and legal fees. The statute makes it clear that association funds can't be used for prosecuting a SLAPP suit and that a unit owner is entitled to treble damages [TRIPLE DAMAGES] and costs and attorney's fees if they successfully defend a SLAPP suit.

            It's also a pretty safe bet that Board members can face individual liability that won't be covered by the association's D & O insurance policy should an owner sue the association because they were served with a SLAPP suit.

            But is all this talk for nothing?  Would an association really sue someone just to keep them quiet?  Just because they made a complaint?  Just because they exercised their right to free speech?

Free class to teach about running a condo association

The Florida Department of Business and Professional Regulation is hosting a free condominium board member certification course Tuesday, Sept. 17, from 3 to 6 p.m. at the Miami Beach City Hall, 1700 Convention Center Dr., in Miami Beach.
The class will teach about condominium elections, rules and official records. There will also be a Q&A session. The seminar qualifies as a state-required condominium board member certification course.
For more information, contact Patrick Flynn at 850-717-1471 or email:

Make sure you participate

Lots of things going on the Pavilion Condo right now.

Make sure that you get to vote for the selection of the exterior color of the building, the color of rail glass and interior decorations.

Contact the Association Office if you have not seen the choices.

Elections are coming soon make sure to participate…