Condo Association Management Blog

If the board uses Roberts Rules you need to make them aware that under those guidlines a board meeting is a deliberative assembly. That means that every item raised during a meeting is open for sdiscussion by the assembvly (attendees) and that when required a majority vote of the assembly decides the issue. This "deliberatyin includes adoption of the minutes of the oprior meeting and even requires the assembly to vote to adopt an agenda for the meeting. While the Board or management may offer a proposed agenda it still must allow for deliberative duiscussin and for adoption a majority vote shall be required. The Board or its Chair may not refuse you yopur right to offer a motion and upon having it seconded to permit discussion on that motion. The board jmust allow a vote and if your motion is approved they must implement it. 
 
Outside siding of a building is normnally considered as a common element of the building. As such all maintenance and painting is a responsibility of the association. Painting within the walls of a unit is a responsibility of the unit owner exclusively.

I would like to clarify what Charles has said regarding RRO. That would only apply to the annual meeting which is a meeting of the members. It does not apply to a board meeting. And, even at the annual meeting the members present can only discuss issues that the members have the authority to vote on. So if your motion pertains to an action that the board can act upon w/o a vote of the members then that motion is invalid and can be disallowed.  
 
If there is no state agency charged with the resp of overseeing HOAs then you would have no recourse but to bring suit against the BOD in a court of law, that is if they have in fact violated the gov docs and/or state law or you can prove they have violated their fiduciary resp to the assn. Of course this would be a big expense on your part and you are not guarantaneed a win. That would be your only recourse if you cannot gather support of your fellow assn members. Too many assn's are populated with apathetic members who could care less how the board operates, that is until they are treated unfairly or a board action hits them in the pocketbook! Sorry!

The property is described as an HOA. The first issue is - condo or HOA?  
Some HOA documents were written with the possible assistance by the association for items like community painting.  
If a condo, the obligation for exterior maintenance is normally found in the legal documents. The small size of your documents may mean that some important items were not addressed. The State law also may address this. However, some sections of some legislation does not apply to condos that pre-existed the Act or its amendments. Most document revisions require consent of the mortgage holders as well as the owners AND in many instances the mortgage holder can control the vote of the individual owner.  
 
This same issue affects such items as amending documents as to the applicability of certain sections of State legislation. It does sound like the condo might benefit from a well-written redo of your docs. This should only be undertaken with guidance of legal counsel or specialists working with the legal counsel.  
Roberts Rules for condos and HOAs are usually considered by the State as a guide to conduct of a meeting and are a good resource. In all instances of residential associations, including Florida, there is a specific difference between a "meeting of members" and a "board meeting." At the Annual Meeting (of members), most state legislation provides for any member to bring before the assembly any item of concern to the owners.  
Some state legislation states that those responsibilities delegated to the directors may not be voted on by the members. Documents addressing the Annual Meeting often state that the members may only consider and vote on those items specifically requiring member vote. HOAs and condos are not governments by law; they are a form of home ownership in which members voluntarily submit certain rights to the decision of the directors. The directors' responsibilities are defined by the documents and by many Federal, State, and local laws. Directors may not undertake actions that are not authorized - such as adopt parking rules unless specified, limiting children's access to recreational facilities in conflict with Federal rights for families with children. If fines are not authorized, a board may not adopt a fine schedule and add unpaid fines to assessment collection.  
 
The items described in the original statement unfortunately may require an owner to seek legal counsel and perhaps file litigation. Check to see if the State provides any enforcement assistance.