Chapter 190 of the Florida Statutes is the Uniform Community Development District Act. It is the single most important statute for anyone involved in CDD governance, management, or operations. Here is a plain-English walkthrough of the sections that come up most often.
Creation and establishment (190.004, 190.005)
A CDD is established by rule of the Florida Land and Water Adjudicatory Commission (for districts over 1,000 acres) or by county or municipal ordinance (for districts of 1,000 acres or less). The petition must describe the land, the infrastructure to be provided, and the proposed governance structure. The establishing ordinance or rule defines the district's boundaries and powers.
Board of supervisors (190.006)
The CDD is governed by a five-member Board of Supervisors. Initially, supervisors are elected by landowners on a one-vote-per-acre basis. This means the developer typically controls the board during the early years of the district. Once the district has at least 250 qualified electors, or six years after establishment (whichever is later), the board transitions to general-election supervisors elected by residents on the November ballot.
General powers (190.011)
The district can sue and be sued, adopt rules, acquire property by purchase or eminent domain, borrow money, adopt and execute plans for community development, and levy special assessments. The general powers are broad but must be exercised within the framework of Chapter 190.
Special powers (190.012)
In addition to general powers, CDDs can plan, establish, acquire, construct, and maintain systems and facilities for:
- Water management and control
- Water supply, sewer, and wastewater management
- Bridges and culverts
- District roads
- Parks and recreational facilities
- Fire prevention and control
- School buildings and related facilities
- Security, including guardhouses and patrol cars
- Mosquito control
- Waste collection and disposal
These powers are exercised through the adoption of plans, the issuance of bonds, and the levy of assessments.
Budget (190.008)
The board must adopt a budget each fiscal year. The budget process includes a proposed budget prepared by district management, a public hearing with proper notice, and board adoption by resolution. The adopted budget is the basis for the O&M assessment levied on each property.
Bonds (190.016)
The district can issue bonds to finance infrastructure construction. Bonds are secured by the district's ability to levy special assessments on the benefited properties. Bond proceeds are restricted to the purposes specified in the bond resolution. The debt-service assessment on each property tax bill is the mechanism for repaying the bonds.
Assessments (190.021, 190.022)
The district can levy special assessments to fund its operations and debt service. Assessments are apportioned among the benefited properties based on a methodology adopted by the board. The assessment roll is certified to the county tax collector for collection on the tax bill (using the uniform method under 197.3632).
Bid requirements (190.033)
The district must follow competitive-bidding requirements for purchases and contracts above specified thresholds. Under 190.033, contracts for construction over a certain dollar amount require formal bidding, while smaller purchases follow the district's adopted purchasing policy.
Where CDDStream fits
CDDStream indexes the full text of Chapter 190 and can answer questions about any section. When a resident asks "how are supervisors elected?" the system cites 190.006 directly. When a district manager needs the budget-adoption timeline, the system cites 190.008. The citation is the answer; the narrative is supporting context.
CDDStream is software; it is not a law firm and does not create an attorney-client relationship. Verify specifics with your district counsel.