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BAD HOATM by LUKE CARLSON

  • WE WROTE THE BOOK ON BAD HOAS...LITERALLY
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We Only Represent Homeowners

Palm Beach County is home to some of Florida's most diverse residential communities—from luxury oceanfront condominiums along the coast to sprawling 55+ communities in Wellington and Royal Palm Beach. With this diversity comes a wide range of HOA and condominium disputes that require attorneys who understand the local landscape.

LS Carlson Law represents West Palm Beach and Palm Beach County homeowners exclusively in disputes with their HOAs and condominium associations. We never represent the association—only the individual homeowner. Our attorneys handle cases under both Chapter 720 (HOAs) and Chapter 718 (condominiums), with particular experience with the issues facing Palm Beach County's large concentration of age-restricted and resort-style communities.

Palm Beach County's premium property values make improper assessments and financial mismanagement especially impactful. When your HOA imposes a five-figure special assessment without proper procedures, or when your condo board misallocates insurance proceeds, the financial stakes are significant. Our attorneys protect your investment by holding associations accountable under Florida law.

With over 20 years of experience and more HOA cases won than any other firm nationwide, LS Carlson Law brings aggressive, results-driven representation to homeowners across Palm Beach County.

We Wrote the Book
on Bad HOAs
We Wrote the Book on Bad HOAs - book cover

Types of HOA Disputes We Handle

Palm Beach County homeowners face unique HOA challenges shaped by the region's diverse community types, premium property values, and concentration of age-restricted developments.

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Palm Beach County HOAs are required to maintain common areas and shared structures under Florida Statute 720. Coastal weather damage, aging infrastructure in Wellington and Royal Palm Beach communities, and neglected plumbing or roofing take a toll on Palm Beach County properties. When your association collects assessments but fails to perform necessary repairs, LS Carlson Law holds your HOA accountable for its maintenance obligations. Contact us to explore your legal options.

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Palm Beach County's high property values make CC&R enforcement disputes especially contentious—from Wellington's equestrian estates imposing strict fencing and structure rules to Boca Raton's gated communities regulating exterior paint colors and landscaping to the letter. Under § 720.305, homeowners must receive notice and an opportunity to be heard before an independent fining committee before fines can be imposed. When your HOA in Jupiter's golf course communities or Palm Beach Gardens' master-planned developments enforces architectural standards arbitrarily or imposes fines without proper procedures, LS Carlson Law fights back on your behalf. Contact us to explore your legal options.

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Palm Beach County's large concentration of 55+ communities creates unique fair housing issues. The federal Fair Housing Act, the Housing for Older Persons Act (HOPA), and Florida Statute 760 protect homeowners from discrimination based on race, religion, familial status, disability, and other protected classes. When HOA boards in communities like Century Village or Kings Point engage in harassment, retaliatory fines, or discriminatory enforcement of age-restriction policies, LS Carlson Law takes aggressive action on your behalf. Contact us to explore your legal options.

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High-rise condos along the Intracoastal Waterway, dense townhome communities in Boca Raton and Boynton Beach, and close-quarter developments in Lake Worth create frequent neighbor conflicts over shared walls, noise, and property boundaries. Waterfront communities in Jupiter and Palm Beach Gardens add disputes over dock access, watercraft storage, and seawall maintenance. Florida's nuisance laws provide remedies when a neighbor's conduct substantially interferes with your use and enjoyment of your home, and your HOA's governing documents may impose additional obligations. LS Carlson Law helps Palm Beach County homeowners navigate these disputes and reach fair resolutions. Contact us to explore your legal options.

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Palm Beach County is home to large-scale communities like BallenIsles, Ibis, and PGA National—each with multiple pools, golf courses, and tennis centers that associations must maintain and fund properly. In 55+ communities such as Century Village and Kings Point, clubhouse and amenity access is a primary benefit that residents pay significant assessments to support. Under § 720.303, associations must maintain proper records and fund reserves for major repairs and replacements. When your HOA blocks access to amenities, neglects maintenance, or improperly reallocates common area funds, LS Carlson Law fights to protect your rights. Contact us to explore your legal options.

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Palm Beach County's large HOAs with entrenched boards are prone to selective enforcement and retaliation—particularly in 55+ communities where vocal homeowners who challenge the board face retaliatory fines, and in master-planned communities where developer-controlled boards transitioning to homeowner control create political friction. Florida courts have consistently held that associations must apply covenants and restrictions uniformly. When your HOA in Royal Palm Beach, Delray Beach, or Wellington targets you while ignoring identical violations by others, LS Carlson Law documents the enforcement patterns and holds your board accountable. Contact us to explore your legal options.

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Palm Beach County HOA boards have a duty to act in the best interests of the community. When negligence leads to property damage, safety hazards, or financial loss, homeowners have the right to take action. Common examples in Palm Beach County include ignored safety risks in aging high-rises, mold from neglected water intrusion, and structural defects in common elements. LS Carlson Law helps West Palm Beach homeowners hold negligent HOAs accountable for breaching their duty of care. Contact us to explore your legal options.

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Florida Statute 720.306 establishes specific procedures for HOA elections, including notice requirements, voting procedures, and candidate eligibility. Palm Beach County has some of the largest HOA communities in Florida—several with 5,000 or more units—making them especially vulnerable to proxy farming and absentee ballot manipulation. Many Palm Beach County residents are seasonal snowbirds, and boards exploit low off-season turnout to consolidate control. LS Carlson Law challenges fraudulent HOA elections and fights to protect homeowners' democratic rights within their communities. Contact us to explore your legal options.

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Florida Statute 163.04 protects homeowners' right to install solar energy systems, and HOAs cannot prohibit solar collectors or other energy devices based on renewable resources. Despite this clear legal protection, architectural review boards in Boca Raton and Wellington communities frequently impose unreasonable conditions on solar panel placement—demanding rear-only placement, specific panel colors, or screening that reduces system efficiency. As solar adoption grows across Palm Beach County, the tension between modern solar rights and older community aesthetic standards continues to generate disputes. LS Carlson Law enforces your solar rights against overreaching associations. Contact us to explore your legal options.

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Palm Beach County's premium property values mean HOAs manage significant budgets, and improper assessments hit homeowners especially hard. Florida law regulates HOA assessments under § 720.308, requiring specific procedures for levying and collecting assessments. When your HOA imposes five-figure special assessments without proper notice, awards contracts without competitive bidding, engages in self-dealing, or fails to provide financial transparency, LS Carlson Law investigates the irregularities and challenges the assessments on your behalf. Contact us to explore your legal options.

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West Palm Beach sits directly in the Atlantic hurricane corridor, and Palm Beach County communities face recurring storm damage. When your HOA fails to maintain hurricane-resistant common elements, neglects required insurance coverage, or mishandles insurance proceeds after a storm, homeowners bear the consequences. LS Carlson Law helps Palm Beach County homeowners navigate post-storm disputes over reconstruction timelines, emergency assessments, and insurance allocation. Contact us to explore your legal options.

Frequently Asked Questions

HOA disputes in the West Palm Beach area are filed in Palm Beach County Circuit Court at 205 North Dixie Highway. Before filing, Florida Statute § 720.311 requires mandatory pre-suit mediation through the DBPR. For condominium disputes under Chapter 718, the process may also involve non-binding arbitration through the DBPR Division of Condominiums.

Palm Beach County has one of the highest concentrations of 55+ and age-restricted communities in Florida, creating unique disputes around age verification, guest policies, and accessibility. Coastal condos face post-Surfside building safety requirements and skyrocketing insurance. The county's premium property values make assessment disputes especially high-stakes.

Yes. The Palm Beach County coastline has a significant condo population governed by Chapter 718, which has different requirements than Chapter 720 (HOAs). We handle both types of disputes, with experience in post-Surfside building safety compliance, mandatory reserve funding, and the DBPR regulatory process that applies to condominiums.

Yes. We represent homeowners across Palm Beach County, including West Palm Beach, Boca Raton, Delray Beach, Boynton Beach, Jupiter, Palm Beach Gardens, Wellington, Royal Palm Beach, Lake Worth, Greenacres, and surrounding communities.

Palm Beach County is home to thousands of 55+ and age-restricted communities—from Century Village to Kings Point. These communities face unique disputes including improper age verification procedures, conflicts over guest and family visit policies, accessibility and ADA accommodation issues, amenity management disputes, and restrictions that exceed federal Housing for Older Persons Act (HOPA) requirements. Our attorneys understand the intersection of Florida HOA law and federal fair housing requirements governing age-restricted communities.

Palm Beach County's coastal condominiums face skyrocketing insurance premiums, post-Surfside building safety requirements, and aging infrastructure. Many condo owners are receiving unprecedented special assessments. Under Chapter 718, assessments must follow specific procedures—and the new mandatory reserve funding requirements have eliminated the prior ability to waive reserves. Our attorneys challenge improper assessments and help condo owners hold their boards accountable under Florida law.

Reviews & Testimonials

"LS Carlson Law completely restored my faith in attorneys. Every person I worked with was knowledgeable, approachable, and straightforward — no nonsense, just genuine care and professionalism."

Myles Davidson - Google

"Within just a few months we reached a settlement after nearly two years of getting nowhere with another attorney. They restored our faith and saved us an incredible amount of time."

Derek Smith - Google

"Professional, compassionate, and genuinely dedicated to helping people. The level of care and communication from the firm truly stood out."

Cori Gruschow - Google

"I have worked with several attorneys over the 40+ years I have been in business and LS Carlson Law is the only law firm I felt put my problem first and not hell-bent on running up a massive bill."

Patrick Thomas - Google

"We strong-armed the other side into submission and they are now paying dearly for crossing me!"

Albee Flore - Google

501

FIVE-STAR REVIEWS
Results that speak for themselves

Recent Client Wins

A selection of recent HOA matters resolved by our team. All identifying details have been redacted to protect client confidentiality.

20 Years
Established in 2006
#1
Best-selling HOA book
1,000+
HOA cases won
Award-Winning
IMA Legal Podcast of the Year

Homeowner Empowerment

Homeowner empowerment means equipping you with the knowledge, tools, and unwavering legal muscle to stand up to any overreaching HOA. It’s at the heart of everything we do—turning 20+ years of HOA courtroom victories and 501 five-star reviews into a movement that shifts the balance of power back to you. Because when homeowners know their rights and have a fiercely dedicated advocate on their side, unfair fines, arbitrary rules, and selective enforcement don’t stand a chance. That’s why empowering you isn’t just part of our practice—it’s our mission.

Bad HOATM Book

DIY Roadmap

We Wrote the Book on Bad HOAs... Literally. In Bad HOATM, we distill years of legal worker into a clear, no-nonsense guide designed to help homeowners understand their rights, stand their ground, and take legal action when necessary.

Bad HOATM Podcast

Get Educated

This podcast delves into the myriad ways HOAs can fall short of their duties, providing listeners with a how-to resource to handle disputes and understand different personality types within HOAs. Each episode features in-depth analysis of common homeowner grievances, interviews, and real-life situation assessments. "Bad HOATM" equips you with the knowledge to ensure that your HOA serves you.

Latest Episodes

Reform

Make a Difference

Your voice matters. LS Carlson Law is leading the charge to change broken HOA laws. Learn how you can support legislative efforts, speak up in your community, and help dismantle the power imbalance. It’s time to hold HOAs accountable — from the inside out.

We believe that if you can resolve your HOA issue without needing an attorney, that's a win.

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Articles, News & Resources

When Your Association Sends the Bill: How Florida Courts Evaluate Special Assessment Disputes
ARTICLE

When Your Association Sends the Bill: How Florida Courts Evaluate Special Assessment Disputes

The moment a special assessment arrives in your mailbox, the balance of power in your community can feel as though it has shifted. Understanding how Florida courts analyze these disputes — and what governance failures become central in litigation — is an essential first step.

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Investigating Florida Special Assessments Before Filing Suit: A Pre-Litigation Guide for Homeowners
ARTICLE

Investigating Florida Special Assessments Before Filing Suit: A Pre-Litigation Guide for Homeowners

For many Florida homeowners, few events are as financially disruptive as receiving notice that their homeowners association or condominium board has levied a substantial special assessment. The period before a lawsuit is filed is often when the most consequential work occurs.

Read More
When the Board Comes for You: Retaliatory Enforcement in Florida Condominium Communities
ARTICLE

When the Board Comes for You: Retaliatory Enforcement in Florida Condominium Communities

There is a particular kind of condominium dispute that does not begin with a leaking roof or a delinquent assessment. It begins the moment a unit owner does something the board did not expect: asks to inspect the records, challenges an election result, or refuses to remain quiet at a board meeting.

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When the Board Says No: Florida HOA Architectural Review Committee Abuse
ARTICLE

When the Board Says No: Florida HOA Architectural Review Committee Abuse

You spent months planning it. You measured the dimensions, researched the materials, and carefully drafted the application to your association's architectural review committee. You believed you were following the rules. Then the letter arrived: denied.

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The Fine That Could Cost You Everything: Challenging Florida HOA Fines
ARTICLE

The Fine That Could Cost You Everything: Challenging Florida HOA Fines

It starts with a letter. Sometimes it arrives by certified mail. Other times it appears in your mailbox like a parking ticket. The notice informs you that the association has identified a violation, that a fine is being assessed, and that if you do not act, additional fines may follow.

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The Rules They Chose Not to Enforce: How Selective Enforcement Claims Expose Florida HOAs in Court
ARTICLE

The Rules They Chose Not to Enforce: How Selective Enforcement Claims Expose Florida HOAs in Court

For many homeowners, selective enforcement is difficult to identify until a clear pattern emerges. Your neighbor parks the same boat trailer that earned you a violation notice. Two streets over, an aluminum fence that would never have passed your architectural review committee has stood undisturbed for three years.

Read More
Hurricane Damage and Your Florida Condo Association: Know Your Rights
ARTICLE

Hurricane Damage and Your Florida Condo Association: Know Your Rights

After a hurricane, Florida condo owners often face a second storm: the governance crisis inside the condominium association. Disputes over insurance, special assessments, reconstruction delays, and records access can determine whether owners absorb thousands in costs they never agreed to.

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When the Bill Doesn't Add Up: How Florida Condo Owners Can Challenge Special Assessments
ARTICLE

When the Bill Doesn't Add Up: How Florida Condo Owners Can Challenge Special Assessments

The moment a special assessment notice arrives, many Florida condominium owners feel a familiar tightening in the chest. The number is large. The explanation is vague. The deadline is close. Buried somewhere in the fine print is the threat of a lien against the property if payment is not made on time.

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When the Rules Become Weapons: Inside Florida HOA and Condominium Litigation
ARTICLE

When the Rules Become Weapons: Inside Florida HOA and Condominium Litigation

There is a moment in almost every serious HOA dispute when the homeowner realizes the conflict has changed. What started as a disagreement over a fence, a paint color, an unpaid fine, or a building repair has transformed into something more formal, more expensive, and consequential.

Read More
The Bill You Didn't Vote For: How Florida HOAs Use Special Assessments and How Homeowners Fight Back
ARTICLE

The Bill You Didn't Vote For: How Florida HOAs Use Special Assessments and How Homeowners Fight Back

There are few moments in homeownership more disorienting than opening a letter from your HOA and discovering that you owe thousands of dollars. The charge is not part of your regular dues and not a fee you anticipated. Instead, it is a special assessment imposed by a board you may not have elected

Read More

An Elite Strike Force in the Legal Industry

LS Carlson Law is proud to be considered an Elite Strike Force in the Legal Industry. We are comprised of battle-tested, highly skilled lawyers who operate with a single objective — to win.

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LS Carlson Law team

Tell Us About Your HOA Dispute

When you hire LS Carlson Law, you get aggressive Florida HOA attorneys who understand Palm Beach County communities. Call us now or fill out the form to set an appointment.

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