Florida's condo website requirement, explained
Updated June 2026 · 6-minute read · statutory citations throughout
Who is covered?
Under §718.111(12)(g), Florida Statutes, every condominium association managing a condominium with 25 or more units must maintain a website or mobile app hosting digital copies of specified official records. The threshold was 150 units until House Bill 1021 (2024) lowered it, with compliance due by January 1, 2026 — bringing more than 11,000 additional associations under the rule, most of them small, self-managed buildings.
The website may be independently owned by the association or operated by a third-party provider the association contracts with. Timeshares are exempt. Homeowners associations have a separate, parallel requirement (100+ parcels, §720.303, effective January 1, 2025).
What must be posted?
Most records live in a protected section — accessible only to unit owners and association employees, not the general public. The core list:
- The recorded declaration of condominium, articles of incorporation, bylaws, and current rules
- The annual budget and the year-end financial report
- Current insurance policies
- Executed contracts, and summaries of bids received (bids stay posted for one year)
- Meeting notices and agendas — with owner-meeting notices posted conspicuously for the public
- Approved minutes of meetings from the preceding 12 months, with links to any video recordings (an HB 1021 addition)
- Director certifications and conflict-of-interest disclosures
- Structural inspection reports (milestone inspections, SIRS) where applicable
New documents generally must be posted within 30 days of creation or receipt, and personal identifying information must be redacted before posting. House Bill 913 (2025) expanded the posted-record categories further and added electronic-voting flexibility.
What are the real penalties?
The actual enforcement mechanisms:
| Mechanism | What it costs | Citation |
|---|---|---|
| Owner records request, willfully unanswered | $50/day in minimum damages, capped at 10 days ($500) per request — plus the owner's attorney's fees. Willfulness is presumed after 10 working days of silence. | §718.111(12)(c) |
| DBPR complaint | The Division of Condominiums can investigate and demand access to records — including your website — and HB 1021 added criminal penalties for certain bad-faith board conduct. | §718.501 |
| Market pressure | Buyers, realtors, and lenders increasingly check association transparency during sales. Opaque associations are harder to finance and slower to sell. | — |
The safe harbor — why the website protects you
The website requirement cuts both ways, and the second edge favors the association: when a requested record is already posted to the website, the association satisfies the owner's inspection request by directing them to it. The fee-shifting exposure above applies to associations that scramble and miss the window — not to associations whose records are standing online before the request arrives.
In practice, a compliant website converts every future records demand from a deadline-bound legal obligation into a link.
The compliance checklist, as a system
Meeting the statute once is straightforward; staying compliant through board turnover is the hard part. Every category has a posting clock, minutes roll on a 12-month window, notices precede meetings by statutory periods, and director certifications expire. That's an operations problem, not a web-design problem — and it's the problem Community Portal exists to solve: each statutory category tracked with its own deadline, records requests on the 10-day timer, and a public site that republishes itself when anything changes.
See what your association needs
This guide summarizes Chapter 718, Florida Statutes, as amended through the 2025 session, for general information. It is not legal advice — consult your association's attorney about your specific obligations.