An owner is filming me at the front desk or recording my phone call — what do I 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

If an owner is recording a board or membership meeting, let them: that is a statutory right (§ 718.112(2)(c); § 720.306(10); § 719.106(1)(c), Fla. Stat.). A conversation at the front desk or on the phone is different. Florida's interception law generally prohibits recording a private conversation or call unless everyone consents (§ 934.03(1)(a), (2)(d)), but whether a particular recording is lawful depends on the facts. Stay calm, say you don't consent if you wish, end the conversation, and continue in writing. Legality is counsel's or law enforcement's call.

In the moment: what to do

1. Assume you're always on camera. Behave the way you'd want to see played back. A calm manager makes a dull video.
2. Hear it. Let the owner say what brought them in. The phone is usually a symptom; the real issue is a fine, a repair or a feeling of being ignored.
3. Name it. Label the concern, and the camera if you want: "It sounds like you want a record of this because you feel you haven't been taken seriously."
4. State it. If you don't want to be recorded, say so once, plainly: "I don't consent to being recorded. I'm glad to help you in writing." Don't argue about the law.
5. Don't grab, block or swat the phone. Physical contact turns a recording dispute into a safety and liability problem. Step back instead.
6. Next step. End the conversation politely and move it to email: "I'll email you about the pool gate by tomorrow." On the phone, say you're ending the call and will follow up in writing, then hang up.
7. Check safety. If the owner follows staff, blocks a doorway or threatens anyone, stop and call 911. That is no longer a recording issue.
8. Write it down the same day. Date, time, place, who was present, what was said, and what you promised. Save any related messages. See the record preservation checklist.
9. Tell the board briefly, especially if the video goes online or the owner mentions a lawsuit.

What to say

To acknowledge the concern:

• "I can see you want a record of this. That's understandable."
• "It sounds like you feel nobody has been listening."

To state your position calmly:

• "I don't consent to being recorded. I'm happy to continue by email."
• "I'd rather put my answer in writing so you have it exactly."
• "I'm not going to argue about the phone. Let's talk about the gate."

To end and redirect:

• "I'm going to end this conversation now. I'll email you by [day]."
• "I'm ending this call now and will follow up in writing today."
• "You're welcome to record the board meeting on the [date]; this item will be on the agenda."

To hold the line (broken record):

• "I understand. I'll answer in writing."
• "My answer is the same. You'll have it by email."

What to write afterward

Subject: Following up on your visit to the office on [DATE]
Dear [OWNER NAME],
Thank you for coming by the office on [DATE] about [TOPIC]. I want to make sure you get a complete answer.
As I mentioned, I prefer to handle questions like this in writing rather than in a recorded conversation at the front desk, so that you have the information exactly and nothing is missed.
On [TOPIC]: [BRIEF FACTUAL ANSWER, e.g., the pool gate repair is scheduled for DATE with VENDOR]. [IF A BOARD DECISION IS NEEDED: The Board will consider this at its meeting on DATE. Owners may attend, speak on agenda items, and record the meeting under the association's written rules.]
For future questions, please email me at [ADDRESS]. I will respond within [NUMBER] business days. For emergencies, please call [NUMBER].
Thank you for your patience while we work on this.
Sincerely,
[MANAGER NAME], CAM
[MANAGEMENT COMPANY]
On behalf of the Board of Directors, [ASSOCIATION NAME]

What Florida law allows (and doesn't)

• Board meetings: owners may record. Condo (§ 718.112(2)(c)), HOA board and members' meetings (§ 720.306(10)), and co-op (§ 719.106(1)(c)). Reasonable rules can govern how. For condos, the DBPR rule allows only non-distracting equipment and lets the association require set-up in advance, no moving around and advance notice only if adopted in writing beforehand (Fla. Admin. Code R. 61B-23.002(10)). See owners speaking at and recording meetings.
• Closed sessions are different. Owners have no right to attend, or record, a closed attorney or personnel session (§ 718.112(2)(c)5.; § 720.303(2)).
• Private conversations and calls. Chapter 934 generally prohibits intercepting a wire, oral or electronic communication (§ 934.03(1)(a)), with an exception when all parties consent in advance (§ 934.03(2)(d)). A phone call is a "wire communication" (§ 934.02(1)). An "oral communication" is one spoken with a justified expectation that it won't be intercepted, and does not include public speech at a public meeting (§ 934.02(2)).
• The facts decide. A lobby full of residents, an open front counter, a private office and a phone call may each be analyzed differently. Don't tell an owner their recording is illegal. Say you don't consent, end the conversation, and let counsel or law enforcement assess it.
• Office notices and cameras. A posted office recording policy, and the association's own cameras or audio, should be reviewed by counsel first.

Instead of… / Try…

Copy this prompt into your AI tool

Help me, a Florida community association manager, write a short follow-up email to an owner who recorded me on their phone during a conversation at [the front desk / on a call] on [DATE] about [TOPIC]. Structure it as Hear, Name, State, Next: acknowledge the owner's concern, name it without judgment, state that I prefer to handle the matter in writing, and give the next step and date. Answer the underlying question using only these facts: [APPROVED FACTS]. Follow BIFF: brief, informative, friendly, firm. Do not say or suggest the recording was illegal, do not threaten consequences, make no admissions, promises or legal conclusions, and do not mention other owners. Note that the owner may still attend and record board meetings. Mark anything that needs the board or counsel as [CHECK]. Under 200 words.

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

Related resources

• Dealing with difficult owners: Hear, Name, State, Next
• Owners speaking at and recording meetings
• Setting boundaries with an abusive owner
• An owner threatens to sue
• Record preservation checklist
• Difficult conversations phrase card
• Manager or lawyer?

Talk to association counsel

If owners are recording staff, or the board is considering an office recording policy or its own cameras, counsel can help you set rules that respect owner rights. Call Hamilton Mikes, P.A. at 239-594-7227 or reach us through our contact page.