Know what's missing before an owner does.
CondoOS runs the statutory records website for Florida condos and HOAs, tracks every posting, notice and records-request deadline, and keeps a tamper-evident record of what your association did and when.
Why not 100?
Bayfront Towers · 89Readiness score — reflects CondoOS workflow status, not a legal determination.
FIG 1Bayfront Towers · 180 units · one floor per statutory area
Know what's missing before an owner does.
CondoOS runs the statutory records website for Florida condos and HOAs, tracks every posting, notice and records-request deadline, and keeps a tamper-evident record of what your association did and when.
Why not 100?
Bayfront Towers · 89Readiness score — reflects CondoOS workflow status, not a legal determination.
FIG 1Bayfront Towers · 180 units · one floor per statutory area
Florida made records a legal duty.
Your board is still volunteers.
The threshold for a mandatory condo records website since January 1, 2026, down from 150. HOAs qualify at 100 parcels.
To post a new or updated record, including approved minutes and recordings of video-conference meetings.
To answer an owner's records request before statutory damages of $50 a day and attorney's fees come into play.
General information about Florida law, not legal advice. Confirm with your association's attorney.
Read the guideFlorida made records a legal duty. Your board is still volunteers.
The threshold for a mandatory condo records website since January 1, 2026, down from 150. HOAs qualify at 100 parcels.
To post a new or updated record, including approved minutes and recordings of video-conference meetings.
To answer an owner's records request before statutory damages of $50 a day and attorney's fees come into play.
General information about Florida law, not legal advice. Confirm with your association's attorney.
Read the guideA folder of PDFs can't tell you what's late.
A folder doesn't know the reserve study was due on January 1 and still isn't posted. It doesn't know the budget meeting needs 14 days' notice, or that an owner's certified-mail request has been open for eight working days.
FIG 2Drag the divider · left, a typical association site · right, the same records in CondoOS
A folder of PDFs can't tell you what's late.
A folder doesn't know the reserve study was due on January 1 and still isn't posted. It doesn't know the budget meeting needs 14 days' notice, or that an owner's certified-mail request has been open for eight working days.
FIG 2A typical association site, then the same records in CondoOS
Each record the statute lists gets its own slot.
A slot is the place a required record lives, with its citation and its deadline. A condo has 22 kinds of slot, an HOA 14.
Enter your association type, unit count and number of stories, and CondoOS builds your list: governing documents, budgets, monthly statements, insurance, director certifications, bids, the reserve study and inspection reports, notices, minutes and recordings. When the law changes, the rule gets a new version, and evidence you already posted stays tied to the rule it met.
See the product tourFIG 3Bayfront Towers · one floor per statutory area · Inspections & SIRS, area 6 of 7
Each record the statute lists gets its own slot.
A slot is the place a required record lives, with its citation and its deadline. A condo has 22 kinds of slot, an HOA 14.
FIG 3Bayfront Towers · one floor per statutory area · Inspections & SIRS, area 6 of 7
Posting, notice and records-request clocks, where you can see them.
Deadlines are counted for you on the Florida state holiday calendar. You can add your association's own closures.
The 10-day clock, counted for you.
Requests arrive in the portal or get logged from a letter. CondoOS counts working days, reminds on days 5, 8 and 9, and alerts the board on day 9. When the records are already posted, your manager can answer with a link to them.
Records requests
Bayfront Towers · 3 openFIG 4Records request, day 8 of 10 · Bayfront Towers
48 hours, 14 days.
Notices are checked against the minimum notice period before they post: 48 hours for a regular board meeting, 14 days for owner meetings and for board meetings on budgets or special assessments.
CondoOS times and posts the website notice. Mailing or delivering notice to owners and posting it at the property are still your association's job.
FIG 5Notice periods · Bayfront Towers · October
30-day posting.
When a record reaches the association, its slot shows the posting deadline. Overdue slots lower the score and go to the top of the manager's work queue.
General information about Florida law, not legal advice. Confirm with your association's attorney.
Posting, notice and records-request clocks, where you can see them.
Deadlines are counted for you on the Florida state holiday calendar. You can add your association's own closures.
The 10-day clock, counted for you.
Requests arrive in the portal or get logged from a letter. CondoOS counts working days, reminds on days 5, 8 and 9, and alerts the board on day 9. When the records are already posted, your manager can answer with a link to them.
FIG 4Records request, day 8 of 10 · Bayfront Towers
48 hours, 14 days.
Notices are checked against the minimum notice period before they post: 48 hours for a regular board meeting, 14 days for owner meetings and for board meetings on budgets or special assessments.
CondoOS times and posts the website notice. Mailing or delivering notice to owners and posting it at the property are still your association's job.
FIG 5Notice periods · Bayfront Towers · October
30-day posting.
When a record reaches the association, its slot shows the posting deadline. Overdue slots lower the score and go to the top of the manager's work queue.
General information about Florida law, not legal advice. Confirm with your association's attorney.
Built for the people who carry the work.
The portfolio console on a manager's screen, and the board app on a director's phone. Same records, same clocks.
Run every board you manage from one queue.
Bulk onboarding, a portfolio view sorted by risk, one work queue across every association, and a short monthly report for each board. Your accounting system stays where it is.
| Association | Score | Governing documents | Financial | Meetings & notices | Contracts & bids | Insurance | Inspections & SIRS | Records requests |
|---|---|---|---|---|---|---|---|---|
Hollywood Beach Club |
66 |
100 | 73 | 80 | 50 | 100 | 60 | 75 |
Sunrise Key |
72 |
100 | 73 | 67 | 75 | 100 | 60 | 100 |
Coral Ridge |
74 |
83 | 64 | 71 | 100 | 100 | 60 | 75 |
Wynwood Lofts |
82 |
100 | 82 | 88 | 75 | 100 | 80 | 100 |
Bayview Commons |
84 |
100 | 91 | 79 | 75 | 100 | 80 | 100 |
Coconut Grove Terrace |
86 |
100 | 91 | 83 | 100 | 100 | 60 | 100 |
FIG 8Biscayne Community Management · 13 associations · riskiest first
Readiness score — reflects CondoOS workflow status, not a legal determination.
You're a volunteer. The statute doesn't care.
CondoOS tells you what's missing in plain English, asks for your approval before a document is published, and keeps the record.
Readiness score — reflects CondoOS workflow status, not a legal determination.
Built for the people who carry the work.
The portfolio console on a manager's screen, and the board app on a director's phone. Same records, same clocks.
Run every board you manage from one queue.
Bulk onboarding, a portfolio view sorted by risk, one work queue across every association, and a short monthly report for each board. Your accounting system stays where it is.
FIG 8Biscayne Community Management · 13 associations · riskiest first
Readiness score — reflects CondoOS workflow status, not a legal determination.
You're a volunteer. The statute doesn't care.
CondoOS tells you what's missing in plain English, asks for your approval before a document is published, and keeps the record.
Readiness score — reflects CondoOS workflow status, not a legal determination.
Your back file, sorted for review.
Drop in up to 2,000 files at a time: PDFs, Word, Excel or scans of your existing records. CondoOS reads each one, suggests its slot, title and dates, and flags anything that looks like protected information. A person reviews every suggestion, and nothing is published from an import.
FIG 9AI review queue · Coral Ridge · one file held for redaction
Comply. Operate. Maintain.
Three suites on one records engine. Comply is available now. Operate and Maintain are being built on the same engine, so what your board does in CondoOS lands in the right statutory slot.
The statutory records website and owner portal, obligations and the readiness score, notices, records requests, approvals, the audit trail and evidence pack, and the portfolio console.
Hybrid board room with recording, AI-drafted minutes for board approval, e-voting and ballots, vendor bids and contracts, owner service requests and announcements.
Join early accessAn asset register from your SIRS, milestone inspection and SIRS re-study clocks, work orders and a reserve forecast.
Join early accessComply. Operate. Maintain.
Three suites on one records engine. Comply is available now. Operate and Maintain are being built on the same engine, so what your board does in CondoOS lands in the right statutory slot.
The statutory records website and owner portal, obligations and the readiness score, notices, records requests, approvals, the audit trail and evidence pack, and the portfolio console.
Hybrid board room with recording, AI-drafted minutes for board approval, e-voting and ballots, vendor bids and contracts, owner service requests and announcements.
Join early accessAn asset register from your SIRS, milestone inspection and SIRS re-study clocks, work orders and a reserve forecast.
Join early accessWe don't certify you. We give you the proof.
Approval before any document posts, and a person publishes it. Every action sealed into an audit trail your board and manager can verify in one click. One evidence pack with the result.
FIG 6Audit trail · each entry carries a fingerprint of the one before it, so any edit shows
Evidence pack
Bayfront TowersSystem activity record. Not a legal opinion or a certification of compliance.
FIG 7Evidence pack · Bayfront Towers · Fri Oct 9
We don't certify you. We give you the proof.
Approval before any document posts, and a person publishes it. Every action sealed into an audit trail your board and manager can verify in one click. One evidence pack with the result.
FIG 6Audit trail · each entry carries a fingerprint of the one before it, so any edit shows
Evidence pack
Bayfront TowersSystem activity record. Not a legal opinion or a certification of compliance.
FIG 7Evidence pack · Bayfront Towers · Fri Oct 9
Built and run by Sphere Inc., the enterprise AI, data and digital engineering firm, with 21 years of enterprise engineering behind it.
About SphereHow does your website score today?
We read your public pages the way an owner or buyer would and check them against Florida's website rules. Free, about a minute, no account.
Public pages only. An automated estimate, not a legal opinion.
An automated estimate, not a legal opinion.
See your association in CondoOS.
A 20-minute walkthrough with your own obligations, records and building.
See your association in CondoOS.
A 20-minute walkthrough with your own obligations, records and building.