How Florida’s New Electronic Voting Law Is Transforming Condo Elections

For decades, condominium elections in Florida followed the same tired script. Mail out ballots, chase down proxies, hope enough owners respond to reach a quorum, and count late into the night. Electronic voting for condos in Florida has been quietly rewriting that script for years, and the 2025 amendments to the law have accelerated the shift dramatically. Condo elections are becoming faster, fairer, and far easier to complete. Here is how.

The Old Problem: Quorum

Ask any condominium board what keeps an election from happening and you will hear the same answer. Not enough owners participate, so the association cannot reach a quorum, and the election has to be rescheduled or repeated. Paper is the culprit. A ballot that arrives by mail while an owner is out of state, busy, or simply uninterested tends to end up in the trash.

Florida Condo Association Electronic Voting attacks that problem at its root. Under Section 718.128 of the Florida Statutes, an owner who votes online counts as being in attendance for quorum purposes. Give owners a way to vote from their phone in under a minute, add automatic reminders, and participation climbs. Many associations that adopt online voting reach a quorum days before the meeting instead of scrambling at the last minute.

What Changed in 2025

House Bill 913 took effect on July 1, 2025, and it pushed condo elections further into the digital age in two notable ways.

First, it put power in owners’ hands. If at least 25 percent of the voting interests sign a petition asking the board to adopt electronic voting for the next scheduled election, the board must meet within 21 days to consider a resolution. The petition simply has to arrive within 180 days of the last annual meeting. Owners who are tired of paper no longer have to wait for the board to act. They can start the process themselves.

Second, the law added an email ballot option for associations that have not adopted a formal online voting system. It broadened access, though it comes with a real tradeoff in ballot secrecy that boards should weigh carefully. We cover that tradeoff in our comparison of email ballots and secure voting platforms.

The Transformation in Practice

The combined effect of the law and the technology is a different kind of election.

Participation rises because voting is effortless. An owner in another state, or simply on the couch, can authenticate, cast a secret ballot, and receive a confirmation receipt in a couple of minutes. Boards gain visibility because a compliant platform shows in real time how many owners have voted and whether quorum has been met, turning a night of anxiety into a dashboard. Results are cleaner because tabulation is instant and every action is recorded, which makes a contested outcome far easier to defend. And privacy is preserved because a proper system permanently separates the ballot from the voter’s identity, satisfying the secrecy requirement that has always been central to Florida election law.

Add hybrid meetings to the mix, where owners attend and vote online alongside those in the room, and the modern condo election looks very little like the paper ordeal of a few years ago. Our platform for condominium elections is built for exactly this.

What It Means for Your Board

The direction of travel is clear. Florida is steadily making electronic voting easier and owners are increasingly expecting it. Boards that embrace it will run smoother elections, hit quorum more reliably, and spend less on printing and postage. Boards that cling to paper will keep fighting the same quorum battles and may find owners petitioning them to change anyway.

The practical move is to adopt a compliant online voting system, gather owner consent, and run your next election digitally. If you want help getting there, our voting services can manage the transition.

See the Difference With Voting Portals

Voting Portals gives Florida condominiums a secure, easy platform for online elections that meets the requirements of Section 718.128. To see how it transforms your next election, book a demo or contact our team.