Tortuga Condominium

Key facts from Tortuga Condominium's documents

Community type

Condominium (residential) (Section 2.12 (Condominium Property shall)

Units / lots

55 if all phases submitted (Phase I: 26, Phase II: 6, Phase III: 23) (Section 3.1(a)-(c) and Section 3.2)

Developer / declarant

TORTUGA PARTNERS, LLC, a Florida limited liability company (Preamble)

Governing law

Chapter 718, Florida Statutes (Condominium Act) (Preamble and Section 2.1)

Assessments & dues

Assessments for Common Expenses per Unit Owner's undivided interest percentage as set forth in Exhibit D; Board of Directors establishes budget and assessments (Section 9(a) and (b); Section 7(b); Exhi)

Special assessments

Not explicitly addressed; but assessments for reconstruction after casualty can be made (Section 12(e)) (Section 12(e) (assessment for reconstruc)

Collections & liens

Association has lien on each Condominium Parcel for unpaid assessments, interest, costs, and attorney’s fees; lien recorded in public records; may foreclose like mortgage; can sue for money judgment without waiving lien (Section 9(b)(2))

Reserves & fees

Yes, Board authorized to establish late charges (in addition to interest) (Section 9(b)(1))

Leasing & rentals

Yes – each unit may be rented by the Unit Owner for such periods of time as deemed appropriate (Section 13(a) 'No Rental Restrictions' a)

Parking & vehicles

Not explicitly restricted; but common element uses limited to intended purposes (Section 13(f) – Common Elements used onl)

Fences

Not specifically addressed; Association has control over additions to Common Elements; limited common elements (balconies, patios) may have restrictions. (Section 8(b)(3) generally prohibits alte)

Architectural approval

Unit Owner may not modify, alter, paint or change appearance of Common Elements or Limited Common Elements without prior written approval of Association, which may be arbitrarily withheld. Also, no thing or fixture attached to Common Elemen (Section 8(b)(3) and Section 8(a)(1))

Home business

Not explicitly prohibited or allowed – but 'No unlawful use' and 'no nuisance' restrictions would apply (Section 13(c)(1)-(3))

Signs & flags

Unit owner may display one portable, removable U.S. flag respectfully, and on specified holidays may display official flags for Armed Forces branches (max 4.5 ft x 6 ft) (Section 8(b)(3) – reference to Section 7)

Setbacks / home size

Unit square footage ranges provided: Phase I min 486 max 847 (actually Phase I min 486 max 1,217 per Section 3.2(c) – conflict? Section 3.1(a) says min 486 max 847 for Phase I; Section 3.2(c) says Phase I min 486 max 1,217. Likely Phase I u (Section 3.1(a): Phase I min 486 max 847;)

Maintenance

Not explicitly assigned; roof is part of Common Elements (since outside Unit boundaries per Section 3.3 – upper boundary is unfinished lower surface of ceiling; roof is above that, so Common Element). Association responsible for maintenance

Insurance

Deductible amounts become Common Expense and assessed against all Unit Owners (Section 12(e)).

Use restrictions

Condominium to be used as a residential condominium; Units for residential purposes; zoning must be observed (City of Bradenton Beach) (Section 2.12 (last sentence: usage shall)

Voting & meetings

Each Unit entitled to one vote in the Association (Section 10(a) last sentence)

Amendments

To change unit size, proportion, or common expense percentage, record owner of unit and all lienholders must join, and record owners of all other units must approve (Section 8(c)). Otherwise, amendment procedure not detailed; likely follows

Extracted from the recorded governing documents and cited to them; may be incomplete and is not legal advice — verify against the official documents below.