Your board makes the decisions. We make sure they hold up.
Ludwin Law Group advises HOA and condominium boards across Palm Beach County and South Florida, with litigation-ready counsel from day one.
What does your board need?
A board that acts within its authority is a board that wins.
A community association attorney in Florida advises HOA and condominium boards on enforcing their governing documents, collecting unpaid assessments, adopting and amending rules, staying compliant with Chapters 718 and 720 of the Florida Statutes, and defending or pursuing litigation. The board’s authority comes from its declaration, bylaws, and the applicable statute, and decisions that stay within that authority are the ones that hold up when challenged. Recent Florida legislation has added transparency, records, and accountability requirements that boards must now meet.
A Florida association board carries real legal responsibility. It enforces the community’s rules, manages its finances, and answers to its members, all under governing documents and a statute that have grown more demanding in recent years. The board that documents its decisions and stays inside its authority is the board that avoids costly disputes, and prevails in the ones it cannot avoid.
Ludwin Law Group is a boutique civil litigation firm in Delray Beach. We represent HOA and condominium boards across Palm Beach County and South Florida with the enforcement, collections, and governance counsel they need day to day, and with the litigation experience they need when a dispute cannot be resolved any other way.
Because this is a litigation firm at its core, boards get counsel that is drafted and advised with the eventual courtroom in mind, so a decision made today holds up if it is challenged tomorrow. If you are an owner in a dispute with your association rather than a board, see our HOA and condo disputes for homeowners page.
We represent boards and associations throughout Palm Beach County and South Florida.
- HOA boards of directors and community associations
- Condominium association boards under Chapter 718
- Self-managed communities without in-house counsel
- Boards enforcing covenants and community rules
- Associations pursuing unpaid assessments and liens
- Boards facing or anticipating owner litigation
What we handle.
From routine covenant enforcement to defending the association in court, we give Florida boards litigation-ready counsel across the full range of community association matters.
Covenant & Rule Enforcement
Enforcing the declaration and rules consistently and defensibly, so enforcement actions hold up if an owner challenges them.
Ch. 720 / 718Assessment Collections & Liens
Recovering unpaid assessments through demand, lien, and, when necessary, foreclosure, following the exact statutory process.
CollectionsGoverning Documents & Amendments
Interpreting, drafting, and amending declarations, bylaws, and rules to close gaps before they become disputes.
Governing DocsBoard Governance & Compliance
Guidance on meetings, elections, records, and the responsibilities the board owes its members under Florida law.
ComplianceAssociation Litigation
Prosecuting and defending disputes involving the association, from owner claims to vendor and contract disputes.
LitigationNew Florida Law Compliance
Helping boards meet the records, website, transparency, and accountability requirements added by recent legislation.
2024 to 2025 ReformsBoard matters we handle.
Association counsel is only as strong as its grounding in your documents and the statute. Below is a closer look at the matters we handle most for Florida boards, and what a board should know about each.
Covenant and rule enforcement
Enforcement is defensible when it is consistent and grounded in a validly adopted rule. The most common way an enforcement action falls apart is selective enforcement, where an owner shows the board permitted the same conduct from others.
- Enforcing covenants evenly and documenting each action
- Following the notice and hearing steps Florida law requires before a fine
- Confirming the rule was validly adopted before acting on it
Assessment collections and liens
An association’s finances depend on assessments being paid, and Florida law sets out a precise sequence for recovering them, from the initial demand through recording a lien and, if it comes to it, foreclosure.
- Demand letters and pre-lien notice
- Recording and enforcing the association’s lien
- Foreclosure when the balance remains unpaid
Governing documents and amendments
Most association disputes trace back to a gap or ambiguity in the declaration, bylaws, or rules. We interpret governing documents for boards facing a live question, and draft amendments and new rules that are consistent with the statute and enforceable when tested.
- Interpreting the declaration and bylaws on a disputed question
- Drafting amendments with the correct approval and recording steps
- Adopting new rules that hold up if challenged
Clear documents adopted the right way are the cheapest litigation insurance a board can buy.
Board governance and compliance
Directors owe fiduciary duties to the members, and the board’s routine decisions, meetings, elections, records responses, and rule adoption, all have to follow the statute and the documents.
- Meeting and election procedures
- Responding to records requests within the statutory deadlines
- Documenting decisions to protect the directors
We advise boards on doing these correctly, which both protects the directors and removes the procedural arguments an unhappy owner would otherwise raise.
Association litigation
When a dispute cannot be resolved through the pre-suit steps Florida requires, the association needs counsel that litigates. We defend associations against owner claims and prosecute the association’s claims, including vendor and contract disputes, in state and federal court.
- Defending the association against owner claims
- Prosecuting the association’s claims against owners or vendors
- Contract and construction disputes involving the association
Compliance with recent Florida legislation
Florida’s 2024 and 2025 reforms added meaningful obligations for associations, including expanded records and transparency duties, website and digital-records requirements for larger communities, and stricter accountability rules for boards.
- Records and transparency obligations
- Website and digital-records requirements for larger communities
- Board accountability and education requirements
Non-compliance is now a genuine liability. We help boards understand which requirements apply to their community and put practices in place to meet them.
Why the right counsel protects your board.
Larger firms represent thousands of associations, but a smaller or mid-size community often gets handed to a junior attorney and a form letter. A boutique litigation firm gives a board direct, responsive counsel from an attorney who knows the file, and who can carry a dispute all the way to court without handing it off. Enforcement, collections, and governance are all stronger when they are advised with the eventual courtroom in mind.
Litigation-ready from the first letter
We advise and draft with the courtroom in mind, so a decision or enforcement action holds up if an owner challenges it.
Responsive counsel for smaller and mid-size boards
Communities that would be a small file at a large firm get direct attention here.
Consistency is what makes enforcement stick
We help boards enforce evenly and document the process, which is the single best defense against a selective-enforcement challenge.
Collections done to the statute
A defect in the lien or foreclosure process can wipe out a collection. We follow the required sequence exactly.
Local to the communities we serve
Our office is in Delray Beach, in the heart of Palm Beach County, where a large share of Florida’s deed-restricted and condominium communities are located.
Boutique firm, close attorney oversight
Ludwin Law Group is a boutique civil litigation firm in Delray Beach where matters are handled with close attorney oversight and personalized attention from start to finish. Our 5.0 Martindale-Hubbell rating and 55 five-star Google reviews reflect how we work.
How we work with your board.
Consultation
Tell us what your board is facing. We assess the issue against your governing documents and Florida law and lay out the board’s options.
Review Your Documents
We read your declaration, bylaws, and rules so our advice fits your community, not a generic template.
Act Within Authority
Whether the matter is enforcement, collections, or an amendment, we execute it the way the statute requires, so it holds up.
Litigate When Needed
If a dispute reaches court, the same firm that advised the board handles the litigation.
Ready to give your board the counsel it needs?
Request a consultation. We review your governing documents and the matter at hand and give your board a clear, honest assessment of its options.
Community association FAQ.
Answers to the questions Florida boards ask most often about representation, enforcement, and compliance.
A community association attorney advises the board on enforcing its governing documents, collecting assessments, adopting and amending rules, meeting its obligations under Chapters 718 and 720, and handling litigation when a dispute cannot be resolved otherwise. The goal is to keep the board’s decisions within its legal authority so they hold up when challenged.
Florida law sets out a specific sequence: a demand, then a recorded lien, and, if the balance remains unpaid, potentially foreclosure. Each step carries notice requirements that must be followed precisely, because a procedural defect can undo the collection. Counsel handles the process to keep it enforceable.
Selective enforcement is when an association penalizes one owner for conduct it permits from others. It is the most common way an enforcement action is defeated. A board avoids it by enforcing its rules consistently and documenting each enforcement action, which is exactly the discipline we help boards build.
Usually yes, but the declaration, bylaws, and statute each set out how, including owner-approval thresholds and recording requirements. An amendment adopted without following the correct process may be unenforceable. We draft and guide amendments so they hold up.
Florida’s 2024 and 2025 reforms expanded records and transparency duties, added website and digital-records requirements for larger communities, and strengthened board accountability rules. Boards need to know which requirements apply to their community and put practices in place to meet them, because non-compliance is now a real liability. See our guide to the 2024-2025 Florida HOA and condo law changes for the details.
Many self-managed communities do, because the board is carrying legal responsibilities, enforcement, collections, records, elections, without professional management to guide the process. Having counsel available prevents small procedural missteps from becoming disputes.
Directors of a Florida association owe fiduciary duties to the members, which generally means acting in good faith, within the authority of the governing documents, and in the association’s best interest. Following the statute’s procedures for meetings, elections, and records is a large part of meeting those duties.
Do not respond informally or in a way that creates a record the association would not want in court. Preserve the relevant documents, avoid selective or retaliatory action, and get counsel involved early. Many Florida disputes require a pre-suit step first, and how the board conducts itself before then matters.
Yes. Ludwin Law Group handles both association-side and owner-side matters, which gives our board clients a realistic view of how an owner and their attorney will approach a dispute. We do not represent both sides of the same matter.
Adam M. Ludwin, Founder
Adam Ludwin founded Ludwin Law Group to represent clients in complex civil litigation from its Delray Beach office. Community association work sits squarely within that practice, because a board’s authority is defined by a declaration, a set of bylaws, and the Florida chapter that governs the association, and holding decisions to those limits is a matter of careful drafting and, when needed, litigation.
The firm advises HOA and condominium boards across Palm Beach County and South Florida on covenant enforcement, assessment collections, governing document questions, governance and compliance, and the litigation that sometimes follows. The approach is the same in every matter: read the documents closely, keep the board’s action within the statute, and be ready to defend that action in court if an owner challenges it.
Adam holds a 5.0 Martindale-Hubbell Peer Review Rating, the highest available, and has earned 55 five-star Google reviews. He is admitted to The Florida Bar and to the U.S. District Courts for the Northern, Middle, and Southern Districts of Florida, and is a member of the American Bar Association.
Credentials & Experience