We analyzed the recorded deed restrictions for Weston in Broward County, FL and found 9 issues and 8 gaps between their rules and Florida law.
Weston is a master-planned city in western Broward County with approximately 22,000 homes across 79+ registered HOAs. Originally developed by Arvida in the 1980s, the city is a patchwork of gated communities — Weston Hills Country Club, Savanna, Bonaventure, The Falls, Emerald Estates, and dozens more — each with its own Declaration of Covenants. We analyzed common provisions across Weston HOA declarations, enforcement patterns from public disputes and court rulings, and compared them against Florida Statute Chapter 720 including the HB 1203 reforms of July 2024.
Source: Broward County Official Records, City of Weston HOA Registry, public court filings and news reports
Weston's original Arvida-era declarations broadly ban 'trucks, trailers, RVs, and commercial vehicles' from driveways. Weston Hills Country Club HOA threatened fines and liens against a homeowner for parking a $100,000 Rivian R1T in his driveway. A Broward County judge already ruled in The Villas of Bonaventure (2001) that 'personal-use pickup trucks do not carry the negative implication they might have 25 years ago' — and awarded the homeowner $40,000 in attorney fees. Despite this precedent, Weston HOAs continue enforcing these outdated restrictions.
As of July 2024, Florida law requires 14 days' written notice, a hearing within 90 days before a committee of at least 3 independent members (not board officers, directors, employees, or relatives), written findings within 7 days, and a payment deadline at least 30 days after the decision. Declarations drafted in the 1980s and 1990s predate all of these requirements. Any fine imposed without this full process is unenforceable.
Under the 2024 reforms, if a homeowner corrects the violation before the hearing date, no fine or suspension may be imposed. Most Weston HOA declarations contain no cure provision. Homeowners who receive a violation notice should document their correction immediately and before the scheduled hearing.
Florida Statute §720.305 caps fines at $100 per violation and $1,000 aggregate unless the governing documents specifically authorize higher amounts. Fines under $1,000 cannot become a lien. Many Weston homeowners are threatened with liens over accumulated fines that may not meet the statutory threshold.
As of July 2024, Florida HOAs cannot fine for garbage receptacles left at the curb within 24 hours of collection, or for holiday decorations unless they remain more than one week past a written notice. These protections apply regardless of what the CC&Rs say.
Under §720.3035, ARC denials must include written notice stating the specific rule relied upon and the exact aspect that does not conform. Vague denials like 'doesn't fit community character' are legally vulnerable. Most Weston HOAs require ARC approval for paint, fencing, roofing, pools, driveways, and landscaping changes.
In Savanna, Weston's largest community (~3,000 homes), the board pushed through a $4.7 million road repaving special assessment of $860 per home. When homeowners gathered signatures from over 10% of owners to petition for a special meeting — the threshold in their own posted bylaws — the board rejected the petition, claiming the actual threshold was 40%. This case illustrates how boards can exploit ambiguity between posted bylaws and internal interpretations.
Arvida's original declarations reserved the right to unilaterally amend restrictions. While Florida law prohibits this post-transition, some declarations contain ambiguous successor-developer language. Homeowners should verify whether their declaration's developer powers have properly expired.
As of January 2025, any HOA with 100+ parcels must maintain a website with 24/7 access to governing documents, financial reports, and rules. Savanna (3,000 homes), Bonaventure (40+ sub-associations), Weston Hills, and Emerald Estates (607 homes) all meet this threshold. Many do not yet comply.
Florida Statute Chapter 720 sets minimum requirements for HOA enforcement. Here is where Weston's deed restrictions fall short.
Got a violation from your Weston HOA? Upload your notice and CC&Rs and we will match them against these procedural gaps and current Florida law to find your strongest defense.
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Homeowners in Westonmost commonly receive violations for exterior paint colors, landscaping changes, unauthorized structures, parking infractions, and signage. The community's Deed Compliance department actively patrols neighborhoods and issues notices.
If you received a violation notice, you have rights under Florida law regardless of what the deed restrictions say. Florida Statute Chapter 720 sets minimum procedural requirements that your HOA must follow before imposing any fine, including written notice and a hearing before the board.
Many homeowners do not realize that their HOA's internal documents may not reflect all the protections available to them under state law. That gap between what the documents say and what the law requires is often where the strongest defenses are found.