If your Florida condominium association has 25 or more units, state law has required it to maintain a website or mobile application with digital copies of its official records since January 1, 2026. That is not a proposal or a pending bill — the deadline passed more than six months ago, and associations without a compliant site are out of compliance today.
This guide explains, in plain English, what the law requires, what changed in 2025, what enforcement looks like, and what a board should do about a gap. It was written from years of experience serving as president of a Florida cooperative association. Have your association’s Florida counsel confirm how each requirement applies to your community — the notice at the end of this article sets out the limits of what this guide is.
Who is covered
- Condominium associations (Chapter 718): Under Fla. Stat. § 718.111(12)(g), as amended by HB 1021 (2024), every association managing a condominium with 25 or more units (excluding timeshare condominiums) must maintain a website or mobile app for posting official records. The prior threshold was 150 units; the drop to 25 became effective January 1, 2026, sweeping in thousands of small and mid-size associations for the first time.
- Homeowners’ associations (Chapter 720): A parallel obligation in § 720.303 applies to HOAs with 100 or more parcels, with a deadline that already passed on January 1, 2025.
- Cooperatives (Chapter 719): HB 913 (2025) extended several condominium-style requirements to cooperatives. Whether your co-op carries a website mandate depends on its specific circumstances — this is one to put directly to your counsel.
The 2026 legislative session ended in March without amending, delaying, or repealing the website requirement. Waiting for Tallahassee to blink is not a strategy.
What must be on the website
The statute is specific. A covered association must post digital copies of its official records on the site, including these categories:
- The recorded declaration of condominium and each amendment
- The bylaws and each amendment
- The articles of incorporation and each amendment
- The rules and regulations
- The management agreement and other executed contracts to which the association is a party
- Bids received within the past year
- The annual budget and any proposed budget to be considered
- The financial report and any proposed financial report
- The structural integrity reserve study (SIRS) and inspection reports, where applicable
- Director certifications and required education certificates
- Insurance policies in effect
- Conflict-of-interest disclosures required by law
- Meeting notices and agendas, posted within the statutory notice windows
Certain records must sit behind owner-only protected access (contracts and other documents that are not for the general public), while meeting notices must be accessible. Getting the access model wrong is itself a compliance failure.
The part most boards miss: HB 913 made this an ongoing duty
Building the website once is not compliance. HB 913 (2025, effective July 1, 2025) turned the website requirement into a continuous operating obligation:
- New official records must be posted within 30 days of receipt or creation.
- Twelve months of approved board meeting minutes must be on the site.
- Video recordings of meetings conducted by video conference (or hyperlinks to them) must be posted and retained per the statute.
In practice, that means every budget cycle, insurance renewal, executed contract, meeting notice, and financial report starts a 30-day posting clock. Someone has to own that clock — every month, indefinitely.
What happens to associations that ignore it
The Division of Florida Condominiums, Timeshares, and Mobile Homes (part of DBPR) may investigate complaints, demand access to the association’s website, and order compliance. Under § 718.501, the Division is authorized to impose civil penalties of $500 to $5,000 per violation — and for willful violations, penalties can be assessed against officers and board members individually, alongside removal remedies. HB 913 also lowered the threshold for criminal exposure on certain records violations to a single willful act.
Any unit owner can file a complaint with the Division. In a 25-to-149-unit building, it takes exactly one frustrated owner with a records request.
The three ways boards handle this — honestly compared
Do it yourself on a generic website builder. Cheap ($10–$50/month), but the builder knows nothing about § 718.111(12)(g): no statutory categories, no owner-protected access model, no 30-day workflow. The board becomes the compliance department.
DIY compliance software. Purpose-built portals run roughly $49–$249/month. The categories exist, but a volunteer board member still gathers, uploads, and tracks every record — and volunteers rotate, go north for the summer, and forget. When the Division asks why the Q2 financial report never went up, “our volunteer was traveling” is not a defense.
Managed document service. A provider structures the association’s document website, then supports the operating rhythm behind it: protected access, a defined posting workflow, and a clear record of what has been published. LRI Connect offers this work through its Document Website Service, separate from LRI Studio’s public-site design practice.
What your board should do this week
- Confirm coverage. Count your units. 25 or more (and not a timeshare)? You are covered, and the deadline has passed.
- Audit against the 13 categories. If you have a website, walk it against the list above. Missing categories, stale budgets, or a public-facing contracts folder all count against you.
- Assign the 30-day clock. Decide, in a recorded board action, who posts new records and how fast. If the answer is “nobody, reliably,” fix that before an owner complaint fixes it for you.
- Commission a document audit. A factual inventory and gap register gives the board a useful starting point to review with Florida counsel. Explore the LRI Connect Document Audit.
IMPORTANT LEGAL NOTICE
Anthony Clemenza is admitted to practice law in New York only and is not admitted to practice law in Florida. Mr. Clemenza provides this material as general educational information, drawing on publicly available law and his experience serving as president of a Florida cooperative association; he is not acting as legal counsel in connection with this material. This material is not legal advice, does not address any person’s or association’s particular circumstances, and does not create an attorney-client relationship. LRI Connect and Luxury Realty International are software and web-services businesses, not law firms, and do not offer or provide legal services. Florida law changes, and a lawyer licensed in Florida should be consulted before anyone acts or relies on this material.