From April 2024 to May 2025, the Omega Villas Condominium Board is quietly pushing through a major overhaul of the community’s Rules & Regulations. These rules go far beyond basic governance — they appear engineered to suppress dissent, target specific owners, and strip owners of their lawful rights under Florida law and federal Fair Housing protections.
🚨 Top Legal Red Flags (At-a-Glance Matrix)
| Rule or Policy | Summary | Legal Risk | Notes |
|---|---|---|---|
| Adult Roommate Ban | All adults (18+) must apply and be approved by the Board, even if they’re roommates. | 🔴 Fair Housing Violation | May be unlawful restriction of occupancy rights. Likely violates FS 718 and federal law. |
| Lease Renewal Discretion | Board can deny lease renewals at will, even for existing tenants. | 🔴 Overreach | Potential violation of leasehold protections; could be used for retaliation. |
| Double Application Fees | $150 for each unmarried adult moving in — even if they’re not leaseholders. | 🟡 Questionable | Excessive fees may be challengeable under DBPR standards. |
| Ban on EV Charging Cords Across Sidewalk | No charging cables allowed on sidewalks; owners must apply for Board-approved stations. | 🟢 Reasonable | Arguably enforceable under safety grounds. |
| No Dogs Allowed On Property | Dogs may not be walked anywhere inside the complex. | 🔴 Unreasonable Rule | Enforceability questionable under housing law; overly strict. |
| Room Decorations, Flags & Holiday Items | Severe restrictions on what you can hang, plant, or display. | 🔴 First Amendment Risk | Potential conflict with FS 718.113(4) and flag protections. |
| Certified Mail Only for Records Requests | Residents must request records via snail mail only; email requests refused. | 🔴 Transparency Violation | FS 718.111 doesn’t appear to allow these kinds of roadblocks. Designed to stall and stonewall. |
| No Exclusive Use of Clubhouse | You can’t reserve it privately for parties, and alcohol is banned. | 🟡 Control Play | Might be allowed under general-use policies, but discourages community engagement. |
⚠️ Matrix Addendum: Roommate Ban
| Section | Rule/Change | Legal Status | Quick Note |
|---|---|---|---|
| Use & Occupancy | Board must approve any adult occupant (including roommates) before move-in | 🔴 Likely Unenforceable | This restricts owners’ right to decide who lives in their home — may violate Fair Housing and FS 718 if not in the declaration. |
🔍 Why This Is Problematic:
- Roommates ≠ Tenants: Florida law treats tenants and occupants differently. A roommate isn’t necessarily signing a lease or paying rent to the Association. The Board can’t impose the same restrictions without a recorded amendment in the declaration.
- Fair Housing Risk: If this rule is used to limit who can live there based on age, familial status, disability, race, orientation, etc., they could be violating federal law — and that opens up the Association to civil rights complaints.
- Unenforceable if Not in Declaration: Per Florida case law, restrictions on occupancy must be in the Declaration to be valid — rules alone won’t cut it.
- Retaliation Tool: It gives the Board broad power to deny someone’s roommate for vague or retaliatory reasons. That is ripe for abuse and likely your current board’s bread and butter.
😈 The Fine Print They’re Hoping You Don’t Catch
“All occupants 18 years or older at the time of initial residency must complete an application and receive approval prior to occupancy.”
That little line is exactly how they’re trying to enforce a “no roommates without our blessing” rule — without explicitly saying “no roommates.” It’s regulatory gaslighting.
🧨 Closing Statement or CTA
These changes are not about community safety or harmony. They are part of a broader pattern of control, exclusion, and selective enforcement. The Board appears to be engineering the community for maximum gatekeeping, while owners bear the financial, legal, and emotional cost.
This document — and how it’s being enforced — should be part of any legitimate investigation into misconduct, overreach, or coordinated retaliation. Watchdog groups, media outlets, and attorneys should take note.
🔗 Download the Full May 2025 Rules & Regs Document
🔗 Explore Evidence of Misconduct
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