RESOLUTION OF THE BOARD OF DIRECTORS ADOPTION OF POLICIES Storm Prep Property Records Update Grandfathered Amendments list
In March of 2026 the board by resolutions adopted new and additional rules and policy’s for the association which are now in effect.
Link to original documents on Watson Portal
Click on the Policy below to go to that document
RESOLUTION OF THE BOARD OF DIRECTORS ADOPTION OF POLICIES
Date of Adoption: March 18, 2026 Effective Date: March 18, 2026
WHEREAS, the River Palms Riverfront Condominium Association, Inc. (the“Association”) is a Florida not-for-profit corporation operating pursuant to Chapter 718,
Florida Statutes, and the Declaration of Condominium, Articles of Incorporation, Bylaws, and duly adopted Rules and Regulations (collectively, the “Governing Documents”); and WHEREAS, the Board of Directors (the “Board”) is vested with the authority to adopt reasonable rules, regulations, and policies governing the operation, use, and maintenance of the Condominium Property; and WHEREAS, the Board finds that it is in the best interests of the Association to adopt formal written policies to ensure uniform enforcement, legal compliance, protection of the Condominium Property, and preservation of property values;
NOW, THEREFORE, BE IT RESOLVED as follows:
1. Adoption of Hurricane and Storm Protection Policy
The Board hereby adopts the Hurricane and Storm Protection Policy, attached hereto and incorporated herein as Exhibit “A”, effective March 18, 2026. This policy establishes uniform standards for hurricane protection systems, architectural review procedures, structural safeguards, annual certification requirements, storm deployment rules, and enforcement procedures.
2. Adoption of Vehicle Towing and Parking Enforcement Policy
The Board hereby adopts the Vehicle Towing and Parking Enforcement Policy, attached hereto and incorporated herein as Exhibit “B”, effective March 3, 2026. This policy establishes procedures for parking enforcement, towing authorization, documentation requirements, emergency towing authority, fine procedures, and statutory compliance.
3. Adoption of Move-In / Move-Out Policy
The Board hereby adopts the Move-In / Move-Out Policy, attached hereto and incorporated herein as Exhibit “C”, effective March 3, 2026. This policy establishes permitted days and hours, advance notice requirements, elevator protection procedures, and owner responsibility for damage and cleaning.
4. Adoption of Key Control and Access Policy The Board hereby adopts the Key Control and Access Policy, attached hereto and incorporated herein as Exhibit “D”, effective March 3, 2026. This policy establishes procedures for secure key storage, emergency access, restricted area access, convenience access fees, and limitation of liability provisions.
5. Adoption of Unit Leasing Policy
The Board hereby adopts the Unit Leasing Policy, attached hereto and incorporated herein as Exhibit “E”, effective March 3, 2026. This policy implements and clarifies the leasing amendment recorded February 25, 2025, and establishes leasing classifications, rental cap procedures, waiting period requirements, screening criteria, and enforcement provisions.
6. Adoption of Video Surveillance System Policy
The Board hereby adopts the Video Surveillance System Policy, attached hereto and incorporated herein as Exhibit “F”, effective March 3, 2026. This policy establishes guidelines governing the installation, use, monitoring, retention, and access to the Association’s video surveillance system, clarifies that surveillance footage is not an official record of the Association, defines authorized personnel, establishes review protocols, and sets forth limitations of liability and owner responsibilities concerning personal cameras.
7. Notice to Membership
The Association shall provide notice to all Owners of the adoption of these Policies consistent with Chapter 718, Florida Statutes, and the Governing Documents. Copies shall be maintained in the Association’s official records.
8. Severability
If any provision of this Resolution or the adopted Policies is determined to be invalid or unenforceable, the remainder shall remain in full force and effect.
9. Superseding Effect
These Policies supersede all prior informal practices, interpretations, or conflicting rules relating to the subject matters addressed herein.
ADOPTED at a duly noticed meeting of the Board of Directors held on March 18, 2026.
RIVER PALMS RIVERFRONT CONDOMINIUM ASSOCIATION, INC.
By: Docusign Envelope ID: 8F6567AC-0D80-4DCA-BD4D-862041C078F9
William C Whiting
Chris George
Adoption Date: March 18, 2026 Effective Date: March 18, 2026
1. Purpose and Authority: Pursuant to Section 718.113(5) of the Florida Condominium Act and the governing documents of the Association, this Policy is established to govern the specifications, installation, and maintenance of all hurricane protection systems. The objectives are to ensure absolute architectural and aesthetic uniformity, preserve the structural integrity and waterproofing of the building, and provide a clear and fair process for all unit owners
1.1. Board Authority: The Board of Directors ("Board") of the River Palms Riverfront Condominium Association, Inc. ("Association") retains sole and exclusive authority to regulate and approve all hurricane protection systems. This Policy supersedes all previous rules or resolutions on this matter.
1.2. Building Status: The Association acknowledges that all original exterior windows, sliding glass doors, and other glazed openings in the building were installed with impact-resistant glass. Therefore, the installation of additional hurricane shutters is optional for unit owners but must strictly adhere to the provisions of this Policy.
2. Permitted Hurricane Protection Systems: Unit owners may install any of the Board approved hurricane shutter systems or replace existing impact-rated glass. No other systems of any kind are permitted.
2.1. Official Board-Approved Hurricane Shutter System: To ensure absolute architectural uniformity and compatibility with the building’s structure, the Board has specified a single manufacturer, model, and color of hurricane shutter as the only system permitted for installation.
• Approved Shutter Type: 55-63mm Roll-Down Hurricane Shutter
• Required Model: Rhino Series or an equivalent or better
• Required Color: All exterior-facing components, including housings, tracks, and fasteners, must be factory-finished in per manufacture’s standard “white” paint NOTE: Applications proposing any hurricane shutter system other than the approved type, manufacturer, model, and color will be denied; provided, however, that the Board may, in its sole discretion, consider an alternative system if the applicant demonstrates that the proposed system is equal to or superior to the approved system in profile, dimensions, wind-load rating, anchoring method, structural compatibility, and exterior appearance.
2.2. Replacement of Impact-Rated Windows and Doors: While the building’s original windows and doors are impact-rated, owners have the right, pursuant to Florida law, to replace them with new, code-compliant impact products. Any such replacement is subject to prior written approval from the Board and must meet all requirements of this Policy, particularly those outlined in Sections 4, 5, and 6, to ensure the replacement product's frame color, tint, and style match the building's uniform architectural standards.
3. Approval and Application Process: Prior to the commencement of any work, the unit owner must submit a single, complete Architectural Modification Application to the Association Manager and receive written approval from the Board. No verbal or post installation approvals will be granted. Any unauthorized installation will be subject to immediate removal at the owner's sole expense.
3.1. Application Submittal Checklist: The application must include all of the following:
• Product Quote: A formal quote from the contractor specifying the exact manufacturer and model number of the shutters as required in Section 2.1
• Engineering Plans: Site-specific plans stamped by a Florida-licensed structural engineer. The plans must verify that anchor points do not conflict with post-tension cables and that the installation will not compromise the building’s structural or waterproofing integrity
• Permits: Copies of all applicable City of Titusville or Brevard County permits
• Contractor License & Insurance: A copy of the contractor's license and a valid Certificate of Insurance showing a minimum of $2,000,000 in general liability
coverage, naming the "River Palms Riverfront Condominium Association, Inc." as an additional insured, along with proof of workers’ compensation coverage
• Contractor Experience: A list of at least five (5) completed hurricane protection installations on post-tension high-rise buildings within the last three years, including references.
• Project Plan: A detailed scope of work and project schedule, including start/end dates and work hours (which must conform to Association rules).
3.2. Board Review Period: The Board will use its best efforts to review and issue a written response to a complete application submittal within thirty (30) days of receipt. Incomplete applications will not be reviewed.
4. Installation Standards & Structural Safeguards: All installation work must adhere to the following mandatory requirements to protect the integrity of the building.
4.1. GPR Scan: Prior to any drilling or penetration of concrete, the contractor must perform a Ground Penetrating Radar (GPR) scan to locate all post-tension cables, rebar, and embedded conduits which shall be submitted and approved by a Florida-licensed structural engineer and a copy of engineer’s approval submitted to the Board not less than Twenty-One (21) days. A full GPR report must be submitted to the Association for review at least seven (7) days prior to the planned installation date.
4.2. Waterproofing: Any penetration of the building envelope must be sealed using materials and methods capable of passing ASTM E1105 Field Testing (or ASTM E331 for lab certified components) standards for water infiltration per the building code requirements of the specifying authority or engineer of record in the State of Florida or Brevard County, whichever is greater. The authorized installation contractor must provide the owner with a minimum 5-year workmanship warranty against water intrusion at all penetration points, with a copy provided to the Association.
4.3. Oversight and Indemnification: The Association reserves the right to require a preconstruction meeting and to retain an independent engineer to observe the installation at the unit owner’s expense. The unit owner assumes full financial responsibility for any damage caused to common elements, limited common elements, or neighboring units. The owner shall indemnify, defend, and hold the Association harmless from any liability, cost, or claim arising from the work. The Board may require a refundable construction deposit prior to the start of work.
5. Owner Responsibilities
5.1. Maintenance & Annual Certification: Owners must keep their shutter systems clean, rust-free, and in good working order. By June 1st of each year, every owner with an installed system must submit a signed form to the Association certifying that the system has been inspected, tested, and is fully operational.
5.2. Storm Deployment: Shutters may only be closed upon the issuance of a Hurricane Watch or Warning in Central East Florida (Flagler, Volusia, Lake, Seminole, Orange, Brevard, Osceola, Indian River, Okeechobee, St Lucie or Martin Counties). Shutters shall not be closed unless for testing or maintenance purposes when no active watches or warning are in effect; all shutters must be fully reopened within seven (7) days following the expiration of the storm warning.
5.3. Absentee Owners: All owners with shutters must designate a local, 24/7 "Responsible Party" (a person or licensed company) for the Atlantic Hurricane Season (June 1 - November 30) and provide their contact information to the Association Manager by June 1st annually. If an owner fails to open their shutters after a hurricane watch or warning is lifted the Association has the right, but not the obligation, to hire a vendor to open the shutters at the owner's expense.
5.4. Removal: If removal is required to permit repair, maintenance, inspection,
waterproofing, painting, structural work, or compliance work the owner must remove and reinstall at their sole cost. If they fail to do so, the Association may do it and charge back the cost as an individual assessment
6. Legal Provisions
6.1. Enforcement: Violations of this Policy will be treated as a violation of the governing documents and are subject to fines and enforcement procedures pursuant to §718.303, Florida Statutes, including legal action to compel compliance and reimbursement of all attorney’s fees and costs incurred by the Association.
6.2. Limitation of Liability: The decision to install optional storm shutters rests solely with the unit owner. The Association is not liable for any damage resulting from an owner's choice, the failure to install protection, or the failure of any installed system.
6.3. Severability: If any provision of this Policy is found to be unenforceable by a court of competent jurisdiction, the remaining provisions shall remain in full force and effect.
RIVER PALMS RIVERFRONT CONDOMINIUM ASSOCIATION, INC.
Hurricane and Storm Protection Policy
Docusign Envelope ID: 8F6567AC-0D80-4DCA-BD4D-862041C078F9
Adoption Date: March 18, 2026 Effective Date: March 18, 2026
1. Authority
This Vehicle Towing and Parking Enforcement Policy is adopted pursuant to Section 17.15 of the Declaration of Condominium for River Palms Riverfront Condominium Association, Inc., Florida Statutes § 718.123 and § 718.303, and Florida Statute § 715.07. The Board finds it necessary to adopt a clear and enforceable policy governing vehicle towing to ensure consistent enforcement and protection of the Condominium Property.
2. Definitions- Unauthorized Vehicle
An “Unauthorized Vehicle” includes any vehicle that violates Section 17.15 of the Declaration; exceeds the two-vehicle limit without prior written Board approval; is a commercial vehicle, trailer, boat, RV, or inoperable vehicle parked in violation of the governing documents or adopted rules; blocks fire lanes, driveways, sidewalks, or access to common elements; is parked in another Owner’s assigned space without permission; is unregistered or has an expired tag; or is otherwise in violation of posted signage or adopted parking regulations.
3. Towing Liaison Appointment and Duties
The Board shall appoint a Towing Liaison which may be a Board member, officer, or community property manager who will serve as the designated point of contact with the towing company and ensure uniform application of this policy. The Towing Liaison shall:
• Review reports or complaints of unauthorized vehicles;
• Confirm the presence of a violation using objective criteria (e.g., commercial use, expired registration, unauthorized use of assigned space, blockage of access);
• Authorize towing only after verifying that proper documentation has been submitted, including:
o Time-stamped photographs documenting the violation;
o A completed towing log or incident report (vehicle description, violation type, location, prior warnings if applicable);
o The Liaison does not need to personally photograph the violation but must confirm documentation meets the policy standards.
o Coordinate with the towing company and maintain a Towing Logbook (digital or physical) of all vehicle removals;
o Ensure the towing company complies with Fla. Stat. § 715.07, including entrance signage, police notification, and towing proximity.
4. Documentation Requirements
Before authorizing a tow (except in emergency cases), the Towing Liaison shall:
• Review or collect time-stamped photos that clearly depict the violation; and
• Confirm that a complete towing report is logged, including evidence and violation details; and
• Verify that the towing company is compliant with legal signage and statutory obligations; and
• Store documentation securely in a folder or digital archive for reference in the event of a dispute.
This process ensures transparency, supports consistent enforcement, and protects the
Association from claims of discriminatory or arbitrary action.
5. Emergency Towing Authority
The Towing Liaison or towing company may proceed without prior approval when a vehicle presents an immediate hazard or blocks fire lanes, driveways, or emergency access, consistent with Florida law.
6. Fines in Addition to Towing
In addition to towing, violations may be subject to fines in accordance with the Association’s governing documents and Fla. Stat. § 718.303. Fines may be imposed up to $100 per day, not exceeding $1,000 in the aggregate. A 14-day notice and hearing before the fining committee will be provided prior to the imposition of any fine.
7. Board Oversight and Reporting
The Towing Liaison shall provide a towing summary at regular Board meetings or include this information in the property manager’s monthly report. The Towing Liaison shall be
available to respond to resident inquiries, appeals, or complaints related to vehicle removal.
8. Signage
The Association shall maintain clearly visible towing signage at all vehicular entrances, compliant with the requirements of Florida Statute § 715.07.
9. Amendments
This Policy may be amended, modified, or rescinded by a majority vote of the Board of Directors at a duly noticed meeting.
Adoption Date: March 18, 2026 Effective Date: March 18, 2026
I. Authority
This Move-In / Move-Out Policy is adopted pursuant to Section 22 of the Rules and Regulations adopted March 3, 2025, and the Board of Directors’ authority under the governing documents to regulate the use of the Condominium Property and Common Elements.
II. Permitted Days and Hours
All move-ins, move-outs, furniture deliveries, large item deliveries, and non-emergency repairs or construction activities within the Condominium premises shall be permitted only Monday through Saturday between the hours of 8:00 a.m. and 6:00 p.m. No such activities shall occur on Sundays or outside the permitted hours, except in the case of emergency repairs. Onsite maintenance personnel are generally available Monday, Wednesday, and Friday from 7:00 a.m. to 3:00 p.m. Owners are strongly encouraged to schedule move-ins and move-outs during these days and times to ensure proper oversight and assistance.
III. Advance Notice and Elevator Protection
Owners must provide at least seventy-two (72) hours’ advance notice to the Community Management Company prior to any scheduled move-in, move-out, delivery, or qualifying activity. Notice may be provided by telephone call to the management office, email to the management company, or submission of a work order through the management company’s online portal. Advance notice is required to coordinate scheduling, install protective pads in the elevator serving the impacted building, and prevent operational issues caused by improper elevator use. Propping elevator doors open for prolonged periods may cause the elevator system to shut down and require service. The Association reserves the right to charge back any service costs caused by improper use. If an Owner is selling a Unit, the selling Owner is responsible for providing the purchaser with the appropriate contact information and ensuring compliance with this Policy.
IV. Owner Responsibility for Damage and Cleaning
Owners shall be responsible for any damage to the Common Elements resulting from move-in, move-out, delivery, repair, or construction activities. Owners are also responsible for any cleaning required after such activities, including but not limited to affected exterior areas, garage areas, lobbies, elevators, hallways, breezeways, and other Common Elements. The Association may perform necessary cleaning or repairs and assess the cost to the Owner’s account if not promptly addressed. V. Emergency Exception Emergency repairs necessary to protect life, safety, or property are exempt from the day and hour restrictions set forth above.
VI. Enforcement
Failure to comply with this Policy may result in enforcement action pursuant to the Association’s governing documents, including fines, suspension of use rights, or assessment of costs.
VII. Amendment
This Policy may be amended, modified, or rescinded by a majority vote of the Board of Directors at a duly noticed meeting.
WHEREAS, Florida Statutes §§ 718.123 and 718.303 authorize a condominium association to adopt and enforce reasonable rules concerning the use of the condominium property; and WHEREAS, the Board of Directors has determined that amendments to the Rules and Regulations are necessary to promote safety, reduce fire and pest risks, protect Association infrastructure, prevent misuse of Common Elements, and preserve Association resources;
NOW, THEREFORE, BE IT RESOLVED that the Rules and Regulations of River Palms Riverfront Condominium Association, Inc. are hereby amended as follows:
1. RULE 18 AMENDED TO STATE: Storage in Parking Spaces: All enclosed parking spaces shall be kept in a neat and orderly fashion at all times. To ensure safety and mitigate the risk of fire and pests, all storage within garage areas must comply with the following
a. Prohibited Items and Areas: No flammable, combustible, or explosive fluids, chemicals, wood, cardboard or other hazardous substances may be stored in the garage area at any time. No items are permitted to lean against video cameras, plumbing, sprinkler heads, electrical conduit, air quality sensors, fire safety equipment, garage ventilation equipment or any other association property. No items shall extend beyond the boundary of the assigned parking space or private garage.
b. Container Requirements: All items stored on open shelves must be kept in closed, sealed containers. Containers must be made of plastic, metal, or other noncombustible material. The use of cardboard boxes or wood materials for storage is expressly prohibited. c. Storage in Enclosed Common Area Parking Spaces: Permitted storage locations are limited to the area located between the cement parking block and the interior wall of the parking garage. Mobility items including carts, wagons, bicycles and beach gear (surf boards, kayaks etc.) must be stored neatly. Fishing poles must be stored only within cabinets or neatly organized in a rack and may not sit on garage floor.
d. Storage in Enclosed Private Garages: All items stored should be organized and neatly stored in the approved closed containers.
2. ADDITION OF RULE 29 - Use of Common Areas: Shoreline, Stormwater Systems, and Roofs: The health, safety, and welfare of the community and the preservation of Association property are of paramount importance.
a. Shoreline and Rocks: Climbing on, traversing, or fishing from the rock revetments or any other shoreline stabilization structures is strictly prohibited.
b. Stormwater Management Systems: The stormwater management system, including all retention ponds and swales, is a Common Element for the sole purpose of water management. Trespassing, wading, swimming, modifying, or fishing from or within any part of this system is strictly prohibited.
c. Roof Access: Access or entry onto any roof of a condominium building is strictly prohibited for all owners, residents, and guests.
d. Exception for Authorized Work: This prohibition does not apply to licensed and insured contractors who have received prior written authorization from the Board of Directors or its designated agent such as the Property Manager to perform necessary installation, maintenance, or repair of equipment, such as HVAC units, or to perform other necessary work on the Common Elements.
3. ADDITION OF RULE 30 - Use of Electrical Outlets in Garages and Common Areas:
Electrical outlets located in any common area, including but not limited to the garages, are the property of the Association and are a Common Expense. Their use is intended solely for Association-related maintenance and operational activities.
a. Personal use of these outlets by residents, tenants, or guests is strictly prohibited. This prohibition includes, but is not limited to, charging electric vehicles (EVs), personal car batteries, or personal tools, and powering any other personal device.
b. Violations may subject the responsible Unit Owner to fines and liability for the cost of electricity consumed, enforceable as a Charge under the Declaration.
Effective Date: These amendments shall become effective April 18th, 2026.
ADOPTED this 18th day of March 2026, by the Board of Directors of River Palms Riverfront
Condominium Association, Inc., at a duly noticed meeting.
BOARD OF DIRECTORS
River Palms Riverfront Condominium Association, Inc.
Docusign Envelope ID: 8F6567AC-0D80-4DCA-BD4D-862041C078F9
Unit Leasing Policy
Adoption Date: March 18th 2026 ffective Date: March 18th, 2026
Section 1: Purpose and Objective: The purpose of this Leasing Policy is to preserve the residential character of the Condominium, protect property values, and ensure all residents comply with the governing documents. This policy provides a clear framework for the review and approval of all lease applications.
Section 2: Applicability and Definitions
A. Amended Leasing Rules: The current rules established in the First Amendment to the Declaration. These rules include the two-year ownership waiting period, the 15% rental cap, the one-year minimum lease term, and mandatory background checks.
B. Original Leasing Rules: The rules as they existed in the original Declaration prior to the amendment. These rules include a three-month minimum lease term and do not include a waiting period, rental cap, or mandatory background check provision.
C. Subject Unit: An owner who is subject to the Amended Leasing Rules. This includes any owner who acquired title to their unit on or after February 25, 2025, and any owner who acquired title before that date but voted in favor of the amendment.
D. Grandfathered Unit: An owner who is not subject to the new restrictions in the Amended Leasing Rules. This is any owner that acquired title to their unit before February 25, 2025, and who did not vote for or consent in writing to the amendment. The restrictions that do not apply to Grandfathered Unit Owners are the two-year waiting period, the 15% rental cap, and the one-year minimum lease term.
E. The Unit Leasing Status Classification List: A list identifying Units classified as ‘Subject’ or ‘Grandfathered’ pursuant to this Sectio and attached hereto as Exhibit B which may be updated from time to time to reflect changes in ownership or status. The Unit Leasing Status Classification List is for administrative tracking purposes only and does not create independent substantive rights.
Section 3: Subject Unit Leasing Rules: Subject Unit Owners as defined by Section 2: C. above must comply with the following Amended Leasing Rules:
A. Prerequisites to Leasing:
1. Ownership Waiting Period: The unit may not be leased until the owner has held
legal title for a period of at least two (2) years from the date of acquisition.
2. Rental Cap: No new lease application will be considered if, at the time the
application is submitted, fifteen percent (15%) or more of the total units in the
Docusign Envelope ID: 8F6567AC-0D80-4DCA-BD4D-862041C078F9
RIVER PALMS RIVERFRONT CONDOMINIUM ASSOCIATION, INC.
Unit Leasing Policy
Condominium are already leased. The Board shall maintain a waiting list based on
the date a complete application is received.
B. Application Process: At least thirty (30) days prior to the proposed lease start date, the
Unit Owner must submit a complete application package to the property manager, which
includes:
1. A fully completed and signed "Application for Residency" for each proposed adult
occupant.
2. A copy of the proposed written lease agreement.
3. A non-refundable application fee of $100.00 per applicant to cover the cost of the
background check. A married couple or parent/dependent child are considered one
applicant. No fee is charged for a renewal lease with the same tenant.
C. Lease Term: The minimum initial lease term is one (1) year.
Section 4: Grandfathered Unit Leasing Rules: All Grandfathered Units as defined by Section 2: C. above must comply with the following Original Leasing Rules:
A. Application Process: The Unit Owner must submit a copy of the proposed written lease and provide the name(s) of the prospective tenant(s) to the Association. The Board, at its discretion, may require an application fee of $100.00 as permitted under the original Declaration. While a full background check is not mandatory, the Board reserves the right to make reasonable inquiries.
B. Lease Term: The minimum initial lease term is three (3) months.
C. Exemption from Certain Rules: Grandfathered Unit Owners are not subject to the two-year ownership waiting period or the 15% rental cap.
Section 5: All Leases must comply to the following: These provisions apply to all leases, whether from a Subject Unit Owner or a Grandfathered Unit Owner:
A. Screening and Criteria for Tenant Denial: The Association shall perform a background check on all prospective tenants submitted by Unit Owners. This screening will include, at a minimum, a review of national criminal history and credit history. While the Declaration grants the Board the right to disapprove a tenant without specifying a reason, to ensure compliance with the Fair Housing Act and to apply standards consistently, an application shall be denied if the screening reveals one or more of the following:
1. Financial Grounds:
· A credit score or history that indicates a high risk of default on financial obligations, as determined by the Board's review of the full credit report. A history of prior evictions filed with a court.
· Unverifiable income or demonstrated income insufficient to meet rental obligations.
2. Criminal History Grounds:
· Any felony conviction within the last seven (7) years. Any felony conviction ever, if for a crime involving violence against persons, property damage, sexual offenses, or the manufacture or distribution of illegal controlled substances.
· Any misdemeanor conviction within the last three (3) years involving theft, property damage, or violence.
3. Application Integrity Grounds:
· Any misrepresentation, omission, or falsification of information on the application for residency.
· An incomplete application or a refusal by the applicant to provide necessary information or consent to the background check.
4. Non-Discrimination: All decisions will be made without regard to race, color, religion, sex, disability, familial status, or national origin.
B. Tenant Compliance: All leases must be in writing and shall be deemed to require the tenant's full compliance with the Declaration, Bylaws, and all Rules and Regulations of the Association.
C. Owner Liability: The Unit Owner is jointly and severally liable with the tenant to the Association for any damage to the Common Elements and for any violations of the governing documents committed by the tenant, their family, or guests .
D. Association's Right to Terminate: The Association has the right to terminate the lease upon default by the tenant in observing the provisions of the governing documents or suspend common element usage for violations.
E. Security Deposit: At the discretion of the Board, the Association may require that the tenant place a security deposit in escrow with the Association in an amount not to exceed one month's rent. This deposit may be used to repair damage to the Common Elements caused by the tenant.
F. Occupancy: The occupancy of any leased unit is restricted as set forth in Section 17.1 of the Declaration.
G. Approval Required: No lease shall be effective, and no tenant may occupy a unit, until the Association has granted its written approval. Approval may be revoked or lease terminated if tenant violates Association rules, lease was based on false or misleading information, and/or new criminal activity or other material disqualifying events occur.
H. Lease Review Checklist: To ensure consistent and uniform application of this Policy, the Association shall utilize the Lease Review Checklist attached hereto as Exhibit B (the “Lease Review Checklist”) for every lease application submitted. No lease application shall be deemed complete unless all items identified in the Lease Review Checklist have been submitted and verified. The Association shall have no obligation to review, process, or approve any lease application that is incomplete. The Association reserves the right to request additional information reasonably necessary to determine compliance with the governing documents or applicable law, even if such information is not expressly listed in the Lease Review Checklist.
1. Determination of Applicable Rules: The Lease Review Checklist shall be used to determine whether the Unit Owner is classified as a Subject Unit Owner or a Grandfathered Unit Owner pursuant to Section 2 of this Policy and to confirm compliance with the applicable leasing requirements.
2. Administrative Nature: The Lease Review Checklist is an administrative compliance tool designed to assist the Association in verifying adherence to the Declaration, the Amended Leasing Rules, the Original Leasing Rules, and this Policy. The Checklist does not create independent substantive rights, does not waive any requirements of the governing documents, and does not modify the terms of the Declaration.
3. No Representation or Warranty: Approval of a lease following review under the Lease Review Checklist shall not constitute a representation or warranty by the Association as to the legal sufficiency of the lease or the suitability of the tenant. The Unit Owner remains solely responsible for compliance with the governing documents and applicable law.
Exhibit A
Lease Review Checklist (For Board/Management Use Only)
This form is to be completed by the Board or its designated agent for every lease application.
Unit Number: _________ Unit Owner: ___________________________ Date Received: _________
PART 1: DETERMINE APPLICABLE RULES
1. Date Owner Acquired Title: _________________
o If ON or AFTER February 25, 2025 -> Owner is a Subject Owner. Proceed to Part 2.
o If date is BEFORE February 25, 2025 -> Proceed to next question.
2. Did Owner vote for or consent to the 2025 Leasing Amendment? ☐ Yes ☐ No
o If YES -> The Owner is a Subject Owner. Proceed to Part 2.
o If NO -> The Owner is a Grandfathered Owner. Proceed to Part 3.
PART 2: CHECKLIST FOR SUBJECT OWNERS (Amended Rules)
Criteria Yes/Pass No/Fail Notes
Owner has held title for ≥ 2 years? ☐ Yes ☐ No Date Acquired: ________
Is Association under the 15% rental cap? ☐ Yes ☐ No Current % Leased: ______
Application Package
App submitted ≥ 30 days prior to lease start? ☐ Yes ☐ No
Completed Application for each adult*? ☐ Yes ☐ No
Non-refundable Application Fee ($100) paid? ☐ Yes ☐ No
Copy of proposed Lease Agreement submitted? ☐ Yes ☐ No
Proposed lease term is ≥ 1 year? ☐ Yes ☐ No
PART 3: CHECKLIST FOR GRANDFATHERED OWNERS (Original Rules)
Criteria Yes/Pass No/Fail Notes
Copy of proposed Lease Agreement submitted? ☐ Yes ☐ No
Non-refundable Application Fee ($100) paid? ☐ Yes ☐ No
Proposed lease term is ≥ 3 months? ☐ Yes ☐ No
Tenant names provided? ☐ Yes ☐ No
PART 4: CHECKLIST FOR ALL OWNERS
Criteria Yes/Pass No/Fail Notes
Credit History Review acceptable? ☐ Yes ☐ No
National Criminal Background Check acceptable? ☐ Yes ☐ No
Docusign Envelope ID: 8F6567AC-0D80-4DCA-BD4D-862041C078F9
RIVER PALMS RIVERFRONT CONDOMINIUM ASSOCIATION, INC.
Unit Leasing Policy
Criteria Yes/Pass No/Fail Notes
Application information is complete & verified? ☐ Yes ☐ No
PART 5: BOARD DECISION
Based on a review of the complete application package and consistent application of the policy criteria:
[ ] APPROVE - The application meets the Association's screening criteria.
[ ] DENY - The application does not meet the screening criteria. Reason for denial must be documented
and retained in Association records.
Reason for Denial: ____________________________________________________________________
Board/Agent Reviewer: ___________________________ Date: _______________
Docusign Envelope ID: 8F6567AC-0D80-4DCA-BD4D-862041C078F9
Resolution to Adopt Video Surveillance System Policy
Adoption Date: March 18. 2026 Effective Date: March 18, 2026
1. Authority and Purpose: This policy is established pursuant to Section 17.23 of the Declaration of Condominium. The purpose of the video surveillance system ("the System") is to serve as a deterrent to misconduct and as a management tool to assist in enforcing the Association's governing documents. The System is not a security system, and its presence does not create a guarantee of safety or security.
2. No Expectation of Privacy or Guarantee of Safety: The System monitors common areas where there is no reasonable expectation of privacy. The Association, its Board, management, and agents make no guarantees, express or implied, regarding the prevention of crime, personal injury, or property damage. All persons are advised to take personal precautions for their safety and the security of their property.
3. Access to and Use of Recorded Footage:
3.1. Official Records Status: In accordance with Florida Law and this policy, surveillance footage is not an official record of the Association accessible to unit owners.
3.2. Authorized Personnel: Access to live or recorded footage is strictly limited to current members of the Board of Directors and the Association’s designated property manager ("Authorized Personnel").
3.3. Permissible Uses: Authorized Personnel may only review footage for legitimate Association purposes, such as:
3.3.1. Investigating a reported incident of property damage or a violation of the governing documents.
3.3.2. Providing footage to law enforcement agencies upon receipt of a valid subpoena, warrant, or other formal request.
3.3.3. Using specific footage as evidence in a hearing before the Fining Committee or in other legal proceedings initiated by the Association
Resolution to Adopt Video Surveillance System Policy
A Unit Owner who believes an incident was captured by the System must file a formal written incident report with the property manager. The Board, in its sole discretion, will determine if a review of the footage by Authorized Personnel is warranted. Owners are not permitted to view footage directly.
Resolution to Adopt Video Surveillance System Policy
5.1. Retention Period: Unless saved for permissible use as described in Section 3(c), recorded footage shall be retained for a rolling period of approximately thirty (30) days, after which it will be automatically overwritten.
5.2. No Guarantee of Availability: The Association does not guarantee the quality, accuracy, or availability of any recorded footage and is not liable for any failure to capture or retain footage for any reason, including system malfunction or data loss.
6. Unit Owner Cameras: As stated in Section 17.23 of the Declaration of Condominium, any unit owner wishing to install a personal video camera (e.g., doorbell camera) must first submit a written request and receive written approval from the Association. The owner assumes all liability and responsibility for the installation, operation, and maintenance of their personal equipment.
7. Amendments: This policy may be amended by a majority vote of the Board at a duly noticed meeting.