An owner is yelling and won't sit down at our board meeting: what can the chair and manager do?

Jason Hamilton Mikes, JD, MBA
Founder & Managing Shareholder

• Published October 3, 2026
• Reviewed by Jason Hamilton Mikes, JD, MBA, October 3, 2026
• Florida Statutes as of July 1, 2026
• Applies to: Condominiums · HOAs · Cooperatives
• Written for: Community association managers and board members

When an owner is shouting or won't yield the floor, the chair should apply the written speaking rules as it would for anyone, give one calm warning, and call a recess if the room doesn't settle. Florida owners have a statutory right to speak on designated agenda items (§ 718.112(2)(c); § 720.303(2)(b); § 719.106(1)(c), Fla. Stat.), so the chair controls how they speak, not whether. If anyone is in danger, call 911. Otherwise, removing an owner or calling law enforcement is the chair's judgment, ideally with counsel's advice.

In the moment: what to do

1. Check safety, then lower your own volume. If anyone is threatened, stop and call 911. Otherwise speak more slowly and quietly than the speaker.
2. Hear it. If the owner is within their time on an agenda item, let them finish. Let the visible timer do the work.
3. Name it. Label the concern: "It sounds like you feel the board decided the roof contract before owners were heard."
4. State it. Give the rule once, the same way you would for anyone: "Our written rules give each owner three minutes per agenda item. Your time is up."
5. Next step. "Please send the rest in writing, and you'll get an answer by [date]." Then call the next speaker.
6. Warn once. If the interruptions continue, the chair gives one neutral warning, the same one it would give any owner or director.
7. Recess. If the room is flooded, call a recess of up to 20 minutes, the break Gottman's research suggests people need to take in information again.
8. Adjourn if you can't continue. The chair can adjourn and take up the remaining items at a later noticed meeting. Don't push votes through in chaos. Check your bylaws.
9. Removal or police is a judgment call. The statutes don't address removing an owner. Plan it with counsel in advance; don't improvise a "ban."

Steps 2 to 5 are the pillar's Hear, Name, State, Next.

What to say

Opening the comment period

• "Every owner gets the same three minutes per agenda item under our written rules. The timer is for everyone, including directors."

When time is up

• "Thank you. Your time is up on this item. Please send anything else in writing, and you'll get an answer by [date]."
• "I hear that this matters to you. Next speaker, please."

When someone speaks out of turn

• "I'll come back to you when it's your turn. Right now [NAME] has the floor."
• "It sounds like you feel nobody is listening. I'm listening, and I'll get to you."

The warning

• "[NAME], this is a warning. If the interruptions continue, I'll call a recess."

Recess and adjournment

• "We're going to take a 15-minute recess. We'll resume at [TIME]."
• "The board can't conduct business in these conditions. This meeting is adjourned. The remaining items will be on the next noticed agenda."

What to write afterward

Send this after the board approves the wording. This is not the statutory meeting notice. Use counsel's approved form for that.

Subject: Your questions from the [DATE] board meeting
Dear [OWNER NAME],
Thank you for attending the [DATE] board meeting. I understand you are concerned about [TOPIC], and the Board wants your questions answered.
Here is the information you asked about:
- [QUESTION 1]: [BRIEF FACTUAL ANSWER]
- [QUESTION 2]: [BRIEF FACTUAL ANSWER, OR "The Board will address this at its next meeting."]
At the meeting, the chair called a recess after [NEUTRAL DESCRIPTION, e.g., comments were made outside the speaking time for item 4]. The association's written meeting rules give each owner [NUMBER] minutes per designated agenda item, and the Board applies them the same way to everyone. A copy is attached.
You remain welcome at every board meeting, and you have the right to speak on designated agenda items and to record the meeting. The next board meeting is scheduled for [DATE]; the notice and agenda will be posted as required. Please send any questions to [EMAIL ADDRESS]; I will respond within [NUMBER] business days.
Thank you for your involvement in the community.
Sincerely,
[MANAGER NAME], CAM
[MANAGEMENT COMPANY]
On behalf of the Board of Directors, [ASSOCIATION NAME]

What Florida law allows (and doesn't)

• Owners may speak on designated agenda items at board meetings (§ 718.112(2)(c); § 720.303(2)(b); § 719.106(1)(c)). Condo owners may also ask questions about repair projects, finances and other issues affecting the condominium (§ 718.112(2)(c)).
• The association may adopt written reasonable rules on the frequency, duration and manner of owner statements (§ 718.112(2)(c); § 720.303(2)(b); § 719.106(1)(c)). An unwritten "three-minute policy" isn't enforceable.
• Membership meetings: condo owners may participate on designated agenda items, subject to reasonable rules (§ 718.112(2)(d)). An HOA member may speak for at least 3 minutes on any item, whatever the governing documents say (§ 720.306(6)).
• Owners may record board meetings (§ 718.112(2)(c); § 720.306(10); § 719.106(1)(c)). In a condo, the DBPR rule allows only equipment without distracting sound or light; further limits apply only if adopted in writing in advance (Fla. Admin. Code R. 61B-23.002(10)).
• The chair can't cut off an owner for disagreeing or apply the rules more strictly to one owner.
• The statutes are silent on removing or barring an owner. That is for the chair and counsel.
• Minutes stay factual: actions, recess and adjournment times, and "Owner comments were received on item 4."

Instead of… / Try…

Copy this prompt into your AI tool

I manage a Florida [condominium / HOA / cooperative] association. At the [DATE] board meeting, an owner [NEUTRAL DESCRIPTION OF CONDUCT] during comments on [AGENDA ITEM]. The chair [gave a warning / called a recess / adjourned]. Draft a short follow-up letter to the owner from the manager on behalf of the Board. Structure it as Hear, Name, State, Next: acknowledge the concern about [TOPIC]; answer with these approved facts: [FACTS]; state that the written rules allow [NUMBER] minutes per agenda item for everyone; confirm the owner may attend, speak on agenda items and record; give the next meeting date and a contact. Use BIFF: brief, informative, friendly, firm. No admissions, no promises the Board hasn't approved, no legal conclusions, no words like "harassment" or "disruptive." Mark anything that needs the Board's or counsel's decision as [CHECK]. Under 250 words.

Before pasting, remove owner names, unit numbers, account balances, medical details and anything privileged.

Related resources

• Dealing with difficult owners and heated meetings
• Owners speaking at and recording meetings
• Chair's opening statement for a heated meeting
• Sample owner speaking rules resolution
• Board meetings compared: condo, HOA, co-op
• Setting boundaries with an abusive owner
• When to call the association attorney

Talk to association counsel

If your meetings keep boiling over, counsel can draft speaking rules that hold up and help the chair plan for disruption. Call Hamilton Mikes, P.A. at 239-594-7227 or reach us through our contact page.