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ComingFlorida condo website requirements in 2026: what your board must post, and when
Since January 1, 2026, every Florida condominium association with 25 or more units needs an official records website. Here is what goes on it, how fast, and what happens if it doesn't.
CondoOS editorial teamSphere Inc.
Which Florida condos need a website in 2026?
Florida first required condominium websites for associations with 150 or more units. House Bill 1021 (2024) lowered that threshold to 25 units, with a compliance date of January 1, 2026. On that date, every condo association with 25 to 149 units came under the rule.
The count is units, not buildings. An association whose condominium has 25 or more units is covered, whether the units sit in one tower or in several low-rise buildings.
Homeowners' associations have a parallel duty under section 720.303(4), at 100 or more parcels, since January 1, 2025.
| Condominium associations | Homeowners' associations | |
|---|---|---|
| Statute | Fla. Stat. 718.111(12)(g) | Fla. Stat. 720.303(4) |
| Who must comply | 25 or more units, not a timeshare condominium (was 150 or more) | 100 or more parcels |
| In force since | January 1, 2026 · HB 1021 (2024) | January 1, 2025 · HB 1203 (2024) |
| Format | Website, web portal or app, with a protected section only owners and association employees can open | Website or app with a password-protected owner section |
| Third-party provider | Allowed | Allowed |
| Posting deadline | Within 30 days of receiving a record · HB 913 (2025) | CondoOS applies a 30-day window too |
| Records-request window | 10 working days · Fla. Stat. 718.111(12)(c) | 10 business days · Fla. Stat. 720.303(5) |
| Regulator | DBPR Division of Condominiums | Mainly enforced by owners through the courts |
FIG 1
General information about Florida law, not legal advice. Confirm with your association's attorney.
What does the board have to post?
The statute lists the records that must be posted in digital form. Boards usually sort them into six groups:
- Governing documents: the declaration, bylaws, articles and rules, with their amendments.
- Money: the annual budget, any proposed budget, the annual financial report and monthly income and expense statements.
- Contracts and bids: including the list of executory contracts (contracts still in force).
- Insurance: the current policies.
- Building safety: milestone inspection reports, other structural or life-safety reports, and the most recent SIRS.
- Meetings: notices and agendas, approved minutes, and recordings of meetings held by video conference.
Director certifications, and contracts in which a director or officer has a financial interest, are on the list too.
Governing documents
Recorded declaration of condominium and each amendmentFla. Stat. 718.111(12)(g)2.
Money
Annual budget and any proposed budget for the annual meetingFla. Stat. 718.111(12)(g)2.
Money
Monthly income and expense statementFla. Stat. 718.111(12)(g)2.
Contracts and bids
List of executory contracts and documents to which the association is a partyFla. Stat. 718.111(12)(g)2.
Contracts and bids
Summary of bids for materials, equipment or servicesFla. Stat. 718.111(12)(g)2.
Insurance
Current insurance policiesFla. Stat. 718.111(12)(g)2.
Building safety
Most recent structural integrity reserve studyFla. Stat. 718.111(12)(g)2.
Building safety
Milestone inspection reportFla. Stat. 718.111(12)(g)2.
Meetings
Notice and agenda of each board meetingFla. Stat. 718.112(2)(c), 718.111(12)(g)2.
Meetings
Approved minutes of board meetings for the preceding 12 monthsFla. Stat. 718.111(12)(g)2.
FIG 2
How fast do records have to go up?
Posting is not a one-time project. When the association receives a new or updated record, the board has 30 days to post it (HB 913, 2025). Notice of a board meeting goes up at least 48 continuous hours ahead. Owner meetings, and board meetings on budgets or special assessments, need 14 days. Approved minutes and recordings of video-conference meetings stay online for the preceding 12 months.
The website notice is only part of the notice duty. Mailing or delivering notice to each owner, and posting it at the property, are still the association's job.
FIG 3
General information about Florida law, not legal advice. Confirm with your association's attorney.
That is where most boards slip. Launching the site is the easy part. Keeping up to 22 obligation types current every month, with volunteers who change every year, is the hard part.
What happens when an owner asks for a record?
An owner's written records request has to be answered within 10 working days. If it isn't, the law presumes, unless the association shows otherwise, that the failure was willful. The owner can then claim minimum damages of $50 a day for up to 10 days, starting on the 11th working day. The winning side in a lawsuit recovers its attorney's fees (section 718.111(12)(c)). Condo associations also answer to the DBPR Division of Condominiums.
FIG 4
General information about Florida law, not legal advice. Confirm with your association's attorney.
The good news runs the other way. A condominium association may answer an inspection request by directing the owner to the record on its website (section 718.111(12)(c), (g)). A complete site answers many requests before anyone has to ask. If you run an HOA, ask your attorney whether a link satisfies the request.
What must stay off the website?
The statutes protect certain information, including Social Security and bank account numbers, medical records and personnel records. A website that posts the right document with the wrong page unredacted creates a different problem. That's why every upload needs a person to review it before it goes live.
How do boards keep it current?
Three habits keep a site current:
- List what the statute requires for your association, with a deadline and an owner for each item.
- Gather the back file, your existing records, and post what's missing.
- Make posting a routine, so approved minutes and new contracts go up within the month.
CondoOS builds the list from your association's type, unit count and number of stories. It reads the back file into its statutory slots for your review, and it runs the clocks.
Bayfront Towers
Governing documents7 of 7
Financial3 of 4
Meetings & notices6 of 9
Contracts & bids1 of 3
Insurance1 of 1
Inspections & SIRS1 of 2
Records requests2 of 5
Readiness score — reflects CondoOS workflow status, not a legal determination.
FIG 5
Is your website doing what the law requires?Run the free check on your association's current site and get a scored gap report. An automated estimate, not a legal opinion.
Frequently asked questions
Does a condo with fewer than 25 units need a website in Florida?
No. The requirement in section 718.111(12)(g) applies at 25 or more units, other than timeshare condominiums. Smaller associations must still keep official records and provide access. Many post them anyway, because a posted record answers a records request.
Can we use an app instead of a website?
Yes. For condominiums the statute accepts a website, a web portal or an app, as long as it has a protected section for owners.
Can our management company or a vendor run the website?
Yes. The statute allows a third-party provider. The association remains responsible for what is posted.
How long do we have to post new minutes?
Within 30 days of the board approving them. Approved minutes then stay online for the preceding 12 months.
What counts as a working day?
Weekdays, excluding holidays. CondoOS counts them on the Florida state holiday calendar and lets associations add their own closures. The HOA statute says “business days”. Confirm with your attorney.
This article is general information about Florida law as of October 2026, not legal advice. Statutes change; confirm your obligations with your association's attorney.Sources: Fla. Stat. 718.111(12)(c), (g); Fla. Stat. 718.112(2)(c), (d), (e); Fla. Stat. 720.303(4), (5); HB 1021 (2024); HB 1203 (2024); HB 913 (2025).
On this pageThe short answer
Which Florida condos need a website in 2026?
Florida first required condominium websites for associations with 150 or more units. House Bill 1021 (2024) lowered that threshold to 25 units, with a compliance date of January 1, 2026. On that date, every condo association with 25 to 149 units came under the rule.
The count is units, not buildings. An association whose condominium has 25 or more units is covered, whether the units sit in one tower or in several low-rise buildings.
Homeowners' associations have a parallel duty under section 720.303(4), at 100 or more parcels, since January 1, 2025.
Statute
- Condo
- Fla. Stat. 718.111(12)(g)
- HOA
- Fla. Stat. 720.303(4)
Who must comply
- Condo
- 25 or more units, not a timeshare condominium (was 150 or more)
- HOA
- 100 or more parcels
In force since
- Condo
- January 1, 2026 · HB 1021 (2024)
- HOA
- January 1, 2025 · HB 1203 (2024)
Format
- Condo
- Website, web portal or app, with a protected section only owners and association employees can open
- HOA
- Website or app with a password-protected owner section
Third-party provider
- Condo
- Allowed
- HOA
- Allowed
Posting deadline
- Condo
- Within 30 days of receiving a record · HB 913 (2025)
- HOA
- CondoOS applies a 30-day window too
Records-request window
- Condo
- 10 working days · Fla. Stat. 718.111(12)(c)
- HOA
- 10 business days · Fla. Stat. 720.303(5)
Regulator
- Condo
- DBPR Division of Condominiums
- HOA
- Mainly enforced by owners through the courts
FIG 1
General information about Florida law, not legal advice. Confirm with your association's attorney.
What does the board have to post?
The statute lists the records that must be posted in digital form. Boards usually sort them into six groups:
- Governing documents: the declaration, bylaws, articles and rules, with their amendments.
- Money: the annual budget, any proposed budget, the annual financial report and monthly income and expense statements.
- Contracts and bids: including the list of executory contracts (contracts still in force).
- Insurance: the current policies.
- Building safety: milestone inspection reports, other structural or life-safety reports, and the most recent SIRS.
- Meetings: notices and agendas, approved minutes, and recordings of meetings held by video conference.
Director certifications, and contracts in which a director or officer has a financial interest, are on the list too.
Governing documents
Recorded declaration of condominium and each amendmentFla. Stat. 718.111(12)(g)2.
Money
Annual budget and any proposed budget for the annual meetingFla. Stat. 718.111(12)(g)2.
Money
Monthly income and expense statementFla. Stat. 718.111(12)(g)2.
Contracts and bids
List of executory contracts and documents to which the association is a partyFla. Stat. 718.111(12)(g)2.
Contracts and bids
Summary of bids for materials, equipment or servicesFla. Stat. 718.111(12)(g)2.
Insurance
Current insurance policiesFla. Stat. 718.111(12)(g)2.
Building safety
Most recent structural integrity reserve studyFla. Stat. 718.111(12)(g)2.
Building safety
Milestone inspection reportFla. Stat. 718.111(12)(g)2.
Meetings
Notice and agenda of each board meetingFla. Stat. 718.112(2)(c), 718.111(12)(g)2.
Meetings
Approved minutes of board meetings for the preceding 12 monthsFla. Stat. 718.111(12)(g)2.
FIG 2
How fast do records have to go up?
Posting is not a one-time project. When the association receives a new or updated record, the board has 30 days to post it (HB 913, 2025). Notice of a board meeting goes up at least 48 continuous hours ahead. Owner meetings, and board meetings on budgets or special assessments, need 14 days. Approved minutes and recordings of video-conference meetings stay online for the preceding 12 months.
The website notice is only part of the notice duty. Mailing or delivering notice to each owner, and posting it at the property, are still the association's job.
FIG 3
General information about Florida law, not legal advice. Confirm with your association's attorney.
That is where most boards slip. Launching the site is the easy part. Keeping up to 22 obligation types current every month, with volunteers who change every year, is the hard part.
What happens when an owner asks for a record?
An owner's written records request has to be answered within 10 working days. If it isn't, the law presumes, unless the association shows otherwise, that the failure was willful. The owner can then claim minimum damages of $50 a day for up to 10 days, starting on the 11th working day. The winning side in a lawsuit recovers its attorney's fees (section 718.111(12)(c)). Condo associations also answer to the DBPR Division of Condominiums.
FIG 4
General information about Florida law, not legal advice. Confirm with your association's attorney.
The good news runs the other way. A condominium association may answer an inspection request by directing the owner to the record on its website (section 718.111(12)(c), (g)). A complete site answers many requests before anyone has to ask. If you run an HOA, ask your attorney whether a link satisfies the request.
What must stay off the website?
The statutes protect certain information, including Social Security and bank account numbers, medical records and personnel records. A website that posts the right document with the wrong page unredacted creates a different problem. That's why every upload needs a person to review it before it goes live.
How do boards keep it current?
Three habits keep a site current:
- List what the statute requires for your association, with a deadline and an owner for each item.
- Gather the back file, your existing records, and post what's missing.
- Make posting a routine, so approved minutes and new contracts go up within the month.
CondoOS builds the list from your association's type, unit count and number of stories. It reads the back file into its statutory slots for your review, and it runs the clocks.
Bayfront Towers
Governing documents7 of 7
Financial3 of 4
Meetings & notices6 of 9
Contracts & bids1 of 3
Insurance1 of 1
Inspections & SIRS1 of 2
Records requests2 of 5
Readiness score — reflects CondoOS workflow status, not a legal determination.
FIG 5
Is your website doing what the law requires?Run the free check on your association's current site and get a scored gap report. An automated estimate, not a legal opinion.
Frequently asked questions
Does a condo with fewer than 25 units need a website in Florida?
No. The requirement in section 718.111(12)(g) applies at 25 or more units, other than timeshare condominiums. Smaller associations must still keep official records and provide access. Many post them anyway, because a posted record answers a records request.
Can we use an app instead of a website?
Yes. For condominiums the statute accepts a website, a web portal or an app, as long as it has a protected section for owners.
Can our management company or a vendor run the website?
Yes. The statute allows a third-party provider. The association remains responsible for what is posted.
How long do we have to post new minutes?
Within 30 days of the board approving them. Approved minutes then stay online for the preceding 12 months.
What counts as a working day?
Weekdays, excluding holidays. CondoOS counts them on the Florida state holiday calendar and lets associations add their own closures. The HOA statute says “business days”. Confirm with your attorney.
This article is general information about Florida law as of October 2026, not legal advice. Statutes change; confirm your obligations with your association's attorney.Sources: Fla. Stat. 718.111(12)(c), (g); Fla. Stat. 718.112(2)(c), (d), (e); Fla. Stat. 720.303(4), (5); HB 1021 (2024); HB 1203 (2024); HB 913 (2025).
Keep reading
Does your Florida HOA need a website? The 100-parcel rule explained
What section 720.303(4) asks of a homeowners' association, what to keep off the site, and how to count parcels.
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