The §718.111(13) annual financial report owners are entitled to within 90 days of fiscal year-end. Pre-assembled from auditor's statement, reserve study, manager narrative, board letter, and §718.111(13)(d) waiver vote. Mails via Page-per-Page in one click.
2025 was the year Plaza Tower finished its second decade as a community and proved the case for steady investment. We closed the year 98% funded against our SIRS reserve study — best-in-class among our Tallahassee comps. We held assessments below the market average. We paid down our 2018 special-assessment loan in full. None of that happens without a board, a manager, and an ownership willing to look past the next 12 months.
A few highlights I want owners to see before the audit numbers tell the story themselves: the elevator modernization design moved from concept to permitted plans; the garage waterproofing cleared its first phase under budget; we welcomed seven new owner-families and said farewell to four; and our front-desk team logged a 2.4-minute average response time on after-hours pages. We tested every page of our hurricane plan in October. We adopted a long-overdue EV-charger ordinance.
2026 will not be without pressure. Florida insurance is up roughly ten percent. Reserve study refreshes are due. The garage waterproofing project enters its messier middle months. I'll be relying on owners who serve on committees, who attend our open meetings, who write back when the manager surveys you. The board reads everything you send.
Thank you for trusting us with this building.
— Linda Park, President
| Association | FYE | Audit delivered | Build status | Mail target | Owners |
|---|---|---|---|---|---|
| Plaza Tower | Dec 31 | Apr 22 | in draft | May 30 | 84 |
| Centerville Square | Dec 31 | Apr 14 | complete · mailed Apr 28 | — | 62 |
| Lakes at Killearn | Dec 31 | Apr 18 | complete · mailed May 1 | — | 148 |
| Magnolia Grove | Dec 31 | Apr 24 | in draft | Jun 4 | 38 |
| Oak Pointe Villas | Dec 31 | Apr 14 | complete · mailed Apr 28 | — | 24 |
| Killearn Lakes II | Dec 31 | — | awaiting audit | Jun 18 | 62 |
Auditor delivers signed financials → report builder ingests + binds. Reserve schedule and insurance summary pull from existing modules · zero manual rekey.
§718.111(13) required content auto-checked: balance sheet, statement of revenue/expense, cash flow, reserve disclosure, audit-or-review or §718.111(13)(d) waiver. Missing element fails publish.
Adopted report → Page-per-Page mailing fires within 24h. USPS first-class to every titled owner. Audit log captures mail-by date, recipient list, and tracking.
For associations under FL revenue threshold, §718.111(13)(d) owner-vote waiver workflow handled. Ballots issued, tally captured, threshold validated. Without waiver = full audit required.
Same package posted to portal day-of-mailing. Owner-portal version is interactive (charts, drilldowns) but matches the printed PDF financials line-by-line.
Late-or-missing reports are the #1 §718.111(12) complaint to DBPR. System hard-locks against missing-the-90-day-deadline · escalates 14 days before to ops director + president.
The "where's our annual report?" call from 14 owners every May. The treasurer who hand-types the audit summary into a Word doc. The mailing batch that goes out 30 days late and triggers a DBPR complaint. The waiver-of-audit ballot that nobody remembered to send.
§718.111(13) annual financial report · §718.111(13)(b) reserve disclosure · §718.111(13)(d) audit waiver · §718.111(12) records · §720.303(7) HOA equivalent · Ops Manual §VIII.6 Annual Reporting.
