Owners submit ARC requests through their portal. Reviewer auto-pulls relevant declaration sections, prior approvals for the same neighborhood, and the property drawing-vault sheets that show what's structural underneath. 14-day decision SLA tracked statutorily.
Standard decision time: 7-10 days · statutory cap 14 days · §720.3035 (HOA-equivalent) where applicable.
| Owner | Change | Decision | Conditions | Decided |
|---|---|---|---|---|
| S. Walsh · PT #312 | Storm shutters · custom finish | approved · w/ conditions | Hardware color match required · 7-day cure | May 4 |
| M. Hou · PT #418 | Wine cabinet built-in | approved | None | May 2 |
| L. Ortiz · PT #214 | Patio storage bench | approved | Color must match railing | May 1 |
| R. Diaz · OPV 14B | Garden shed (1' over height) | denied | Exceeds covenant max height · resubmit at 8' | Apr 28 |
| D. Schmidt · PT #604 | Window film (privacy) | approved | Tint shade ≤ 35% | Apr 24 |
Reviewer sees relevant declaration sections (e.g., §11.4 EV chargers) + rules & regs & FL statute overlay (e.g., §718.113(8) preemption) at moment of decision.
For exterior + structural changes, reviewer sees relevant as-built sheets (wall section · plumbing riser · framing) without hunting.
Has the same change been approved/denied recently? Auto-surfaces last 5 similar requests with their conditions. Drives consistency.
Service animals, accessibility ramps, mobility-aid mods route through fair-housing reasonable-accommodation review. AGF cc'd. Different statutory regime.
Most approvals come with at least one condition (color match, contractor COI, completion deadline). Templated condition library standardizes this.
Statutory cap (or quicker per declaration). Day-7 manager nudge, day-12 ARC-chair nudge, day-13 escalation. Default-approved rule applies if missed in some declarations.
Owner sees their request live: intake → committee review → decision. SMS + email at each stage. Real-time clock to decision.
Decision delivered as digital approval letter with conditions, signed by ARC chair, e-signed via E-Sign center. Owner downloads for contractor.
Denied → owner can revise + resubmit without restarting case ID. Reviewer sees prior decision rationale to maintain consistency.
Approved + completed → owner uploads "as-built" photos. Manager spot-checks against approval terms. Closes the loop.
Unapproved exterior change spotted on inspection → links to ARC system. Either retroactive-submit or violation cycle.
Every approved change stays in the unit's permanent record (carries to next owner). Estoppel cert can include "active ARC modifications" disclosure.
The ARC request that gets emailed to the wrong manager. The owner who installs first and asks later. The reviewer who has to dig through 5 spreadsheets to see whether a similar request was approved before. The 30-day decision window that quietly slips into 60.
§718.113(8) EV chargers · §720.3035 HOA architectural standards · Fair Housing Act reasonable accommodation · Plaza Tower Declaration §11.4 · Ops Manual §V.5 ARC.
