You volunteered for the board. Not for statute-counting.
CondoOS tells your board what Florida requires you to post, what's missing and what's due next. It asks for approval before any document goes up, and it keeps the record.
Readiness score — reflects CondoOS workflow status, not a legal determination.
FIG 1
You volunteered for the board. Not for statute-counting.
CondoOS tells your board what Florida requires you to post, what's missing and what's due next. It asks for approval before any document goes up, and it keeps the record.
Readiness score — reflects CondoOS workflow status, not a legal determination.
FIG 1
The law now reaches a 25-unit building.
Florida lowered the condo threshold from 150 units to 25 on January 1, 2026. HOAs have had a parallel duty at 100 parcels since January 1, 2025. Put in your association to see where it stands.
Since January 1, 2026, a condominium association with 25 or more units, other than a timeshare condominium, must keep a website or app with a section only owners and association employees can open.
Fla. Stat. 718.111(12)(g)Based only on the facts you entered. General information about Florida law, not legal advice. Confirm with your association's attorney.
FIG 2
The law now reaches a 25-unit building.
Florida lowered the condo threshold from 150 units to 25 on January 1, 2026. HOAs have had a parallel duty at 100 parcels since January 1, 2025. Put in your association to see where it stands.
Since January 1, 2026, a condominium association with 25 or more units, other than a timeshare condominium, must keep a website or app with a section only owners and association employees can open.
Fla. Stat. 718.111(12)(g)Based only on the facts you entered. General information about Florida law, not legal advice. Confirm with your association's attorney.
FIG 2
What the law asks of your board.
Five duties, in the statute's own numbers. The parallel HOA duties are in section 720.303.
Post the records the statute lists in a section only owners and association employees can open. At Bayfront Towers, a 12-story condo, that comes to 31 slots.
Fla. Stat. 718.111(12)(g)Post new and updated records within 30 days of the association receiving them.
HB 913 (2025)Post a board meeting notice at least 48 continuous hours ahead. Owner meetings, and board meetings on budgets or special assessments, need 14 days. 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.
Fla. Stat. 718.112(2)(c), (d), (e)Answer an owner's written records request within 10 working days. Miss it, and the law presumes, unless the association shows otherwise, that the failure was willful. The owner can then claim at least $50 a day for up to 10 days, from the 11th working day. The winning side in a lawsuit recovers its attorney's fees.
Fla. Stat. 718.111(12)(c)Keep approved minutes, and recordings of meetings held by video conference, on the website for the preceding 12 months.
HB 913 (2025)General information about Florida law, not legal advice. Confirm with your association's attorney.
What the law asks of your board.
Five duties, in the statute's own numbers. The parallel HOA duties are in section 720.303.
Post the records the statute lists in a section only owners and association employees can open. At Bayfront Towers, a 12-story condo, that comes to 31 slots.
Fla. Stat. 718.111(12)(g)Post new and updated records within 30 days of the association receiving them.
HB 913 (2025)Post a board meeting notice at least 48 continuous hours ahead. Owner meetings, and board meetings on budgets or special assessments, need 14 days. 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.
Fla. Stat. 718.112(2)(c), (d), (e)Answer an owner's written records request within 10 working days. Miss it, and the law presumes, unless the association shows otherwise, that the failure was willful. The owner can then claim at least $50 a day for up to 10 days, from the 11th working day. The winning side in a lawsuit recovers its attorney's fees.
Fla. Stat. 718.111(12)(c)Keep approved minutes, and recordings of meetings held by video conference, on the website for the preceding 12 months.
HB 913 (2025)General information about Florida law, not legal advice. Confirm with your association's attorney.
What CondoOS does for you each week.
The counting and the reminders run on their own. Your manager posts and answers. The board sees the two or three things only a director can decide.
FIG 3
What CondoOS does for you each week.
The counting and the reminders run on their own. Your manager posts and answers. The board sees the two or three things only a director can decide.
FIG 3
Every gap, in a sentence you can read at a board meeting.
Each month the board gets a short PDF: the score, what's costing points, and what got posted. No codes, no jargon.
“Your most recent structural integrity reserve study isn't posted. Post it and the score goes up 4.5 points.”
Readiness score — reflects CondoOS workflow status, not a legal determination.
What needs attention- Your most recent structural integrity reserve study isn't posted. It was due January 1.−4.5
- The list of executory contracts (contracts still in force) isn't posted. It was due January 1.−3
- The notice for the October 27 budget meeting must go up by Tuesday, October 13.−1.1
- Harold Kim's records request is on day 8 of 10. It's due Tuesday, October 13.−1.1
- The August income and expense statement needs posting by Sunday, October 11.−0.7
- The Sep 14 minutes have 1 of 2 approvals. Daniel Ortiz still needs to approve.−0.6
- Milestone inspection report, Phase 1 · version 3Oct 8
- Notice of the Oct 15 board meetingOct 9
FIG 4
Every gap, in a sentence you can read at a board meeting.
Each month the board gets a short PDF: the score, what's costing points, and what got posted. No codes, no jargon.
“Your most recent structural integrity reserve study isn't posted. Post it and the score goes up 4.5 points.”
Readiness score — reflects CondoOS workflow status, not a legal determination.
What needs attention- Your most recent structural integrity reserve study isn't posted. It was due January 1.−4.5
- The list of executory contracts (contracts still in force) isn't posted. It was due January 1.−3
- The notice for the October 27 budget meeting must go up by Tuesday, October 13.−1.1
- Milestone inspection report, Phase 1 · version 3Oct 8
- Notice of the Oct 15 board meetingOct 9
FIG 4
Minutes of the Sep 14 board meeting
1 of 2 approvals- UploadedMaria Lopez · Fri Oct 2
- Checked for protected numbersNothing flagged · Fri Oct 2
- Approved by Elena Ruiz, SecretaryMon Oct 5 · first of 2 approvals
- Waiting for Daniel Ortiz, President7 days · second of 2 approvals
- Published by Maria LopezAfter the second approval, on the Official records page
FIG 5
Nothing goes up without approval.
Your manager or administrator uploads. An authorized approver, a board member or your association administrator, approves. Then your manager publishes it. Bayfront Towers requires two approvals.
- No path from upload to owners skips approval. Meeting notices work differently: your manager posts them, timed against the notice rules.
- Files that look like they hold a bank account or Social Security number are held until a reviewer confirms the redaction.
- When the board changes, one action removes departing directors and invites new ones.
- Every approval is on the audit trail, with who and when.
The portal your owners see.
A public records website and a protected owner section, in your association's own color. Owners request access and are matched against your roster. Then they see notices, records by statutory category, and the status of anything they ask for.
Official records
The records Florida law asks us to post. Public records are open to anyone; owner-only records need your owner login.
- Declaration of condominium and amendmentsOwners onlyPosted Jan 2, 2026
- Annual budget 2027 (proposed)Owners onlyPosted Oct 2, 2026
- Current insurance policiesOwners onlyPosted Sep 30, 2026
- Milestone inspection report, Phase 1Owners onlyPosted Oct 8, 2026
- Notice and agenda, board meeting Oct 15PublicPosted Oct 9, 2026
- Most recent structural integrity reserve studyOwners onlyNot yet posted
4 new records and 1 notice since September 18.
FIG 6
The portal your owners see.
A public records website and a protected owner section, in your association's own color. Owners request access and are matched against your roster. Then they see notices, records by statutory category, and the status of anything they ask for.
4 new records and 1 notice since September 18.
FIG 5
No management company? CondoOS is built for that too.
Your association administrator runs the website, the requests and the notices from the same screens a professional manager uses. Back-file import reads your existing records into their slots for your review.
No management company? CondoOS is built for that too.
Your association administrator runs the website, the requests and the notices from the same screens a professional manager uses. Back-file import reads your existing records into their slots for your review.
Start with a free check of your current website.
About a minute. Public pages only. You'll see what an owner can see.
An automated estimate, not a legal opinion.
Start with a free check of your current website.
About a minute. Public pages only. You'll see what an owner can see.
An automated estimate, not a legal opinion.