Analysis · Florida condominiums
Florida condo association websites after HB 913: what the statute says about the 30-day rule
One deadline, one threshold, one list. We quote the 2026 Florida Statutes directly, with links to the official text and the date we read them, so you can check every line with your attorney.
Section 718.111(12)(g)1. of the 2026 Florida Statutes covers "an association managing a condominium with 25 or more units which does not contain timeshare units." Since HB 913 (2025), the statute adds: "a document must be made available… within 30 days after the association receives or creates an official record," unless a shorter period applies.
Key points
Which associations does the website section cover?
Section 718.111(12)(g)1. (opens in a new tab) covers "an association managing a condominium with 25 or more units which does not contain timeshare units."
- Threshold: 25 units since January 1, 2026; the earlier text said 150. The change came from CS/CS/CS/HB 1021 (2024) (opens in a new tab), chapter 2024-244.
- Exclusion in the text: condominiums that contain timeshare units.
- Website or app: the statute accepts either, with a protected section open only to unit owners and association employees.
- Logins: on an owner's written request, the statute says the association must provide a username and password.
The text counts units per condominium ("managing a condominium with 25 or more units"). If one association operates several condominiums, how the threshold applies is a question for its attorney.
Homeowners' associations are in a different section: 720.303(4)(b) (opens in a new tab) refers to associations with 100 or more parcels, since January 1, 2025.
What does the 30-day sentence say?
CS/CS/HB 913 (2025) (opens in a new tab), "Condominium and Cooperative Associations," chapter 2025-175, added this sentence to 718.111(12)(g): "Unless a shorter period is otherwise required, a document must be made available… within 30 days after the association receives or creates an official record."
The same section sets shorter periods for some documents: owner meeting notices and agendas at least 14 days before the meeting, and documents to be voted on at least 7 days before.
According to the enrolled text (opens in a new tab), section 39 made the act effective July 1, 2025, and section 18 amended the version of 718.111 that took effect January 1, 2026.
What is on the list in 718.111(12)(g)2.?
The table summarizes each item of the list in plain words. The exact wording is in the statute; read it there before deciding what to publish.
| Item | Record | Note |
|---|---|---|
| a–c | Declaration, bylaws, articles of incorporation, with amendments | Articles as filed with the Department of State |
| d | Rules of the association | |
| e | Approved board meeting minutes, last 12 months | Added by HB 913 |
| f | Recording, or a link to it, of meetings conducted by video conference, last 12 months | Added by HB 913 |
| g | A list of executory contracts and a list of bids received in the past year | Bid summaries over $500 stay posted for 1 year |
| h | Annual budget and any proposed budget | |
| i | Annual financial report and monthly income or expense statements | |
| j | Director certifications | |
| k | Contracts or transactions with directors, officers or entities with a director's financial interest | |
| l | Conflict-of-interest contracts or documents | |
| m | Owner meeting notices and agendas | 14 days before; front page or a "Notices" subpage |
| n | Board meeting notices, agendas and documents | |
| o | Inspection reports, including milestone and structural or life safety inspections | |
| p | Most recent structural integrity reserve study, if applicable | |
| q | Building permits for ongoing or planned construction | |
| r | Affidavits required by the chapter | Added by HB 913 |
What else does the text say?
- Redaction: 718.111(12)(g)3. lists information the association must redact before posting.
- Recordings: 718.112(2)(c) and (d) (opens in a new tab) refer to meetings conducted by video conference.
- Contracts: item g of the list says "a list"; items k and l refer to the contracts and documents themselves.
- Protected section: the statute describes a protected section for owners and employees; owner meeting notices go on the front page or a "Notices" subpage. Whether those notices may be visible without a login is a question for the association's attorney.
- Effect on board decisions: 718.111(12)(g)4. says failing to post a record "is not in and of itself sufficient to invalidate any action or decision" of the board.
- HOAs: the list in 720.303(4)(b) does not mention recordings.
What does the statute say about denied records?
- 2024 text: 718.111 (2024) (opens in a new tab) made it a second-degree misdemeanor for a director or community association manager who "knowingly, willfully, and repeatedly" violated the records-access rules.
- Since July 1, 2025: 718.111(12)(c)2. (opens in a new tab) reads "willfully and knowingly or intentionally," covers a director, board member or community association manager, and adds removal from office.
- Damages: the section sets minimum damages of $50 per calendar day for up to 10 days, starting on the 11th working day after the written request.
- Checklist: the association must give the requester a checklist of what was and was not provided and keep it 7 years; the text says delivering it creates a rebuttable presumption of compliance.
- HOAs: 720.303(5)(d) still reads "knowingly, willfully, and repeatedly," with intent to cause harm.
Under 718.501(1)(u) (opens in a new tab), the Division of Florida Condominiums, Timeshares, and Mobile Homes may request access to an association's website. Under 468.4334 (opens in a new tab), a manager returns official records within 20 business days after a management contract ends.
Did the 2026 session change any of this?
The Florida Senate bill pages show that the 2026 bills touching condo records and meetings, CS/SB 1498 (opens in a new tab), CS/CS/CS/CS/HB 657 (opens in a new tab) and SB 1744 (opens in a new tab), died on March 13, 2026. We will check again after the 2027 session.
Questions to bring to your attorney
These are not recommendations; they are the questions the text leaves open.
- How does the 25-unit threshold apply if one association operates several condominiums?
- Which records may be visible without a login, if any?
- Which meetings since July 1, 2025, were conducted by video conference, and where are their recordings posted?
- Does our records-request response include the checklist the statute describes?
What we do (and what we don't)
Creative Services Studio builds document and records workflows for property management companies: one place per association, with dates, owners and a log of each step. We do not give legal advice, we do not decide which rules apply to an association, and we do not promise compliance; we build around what the association's attorney confirms. See how the association portal works, or contact us to talk about your current process.
General information, not legal or tax advice; check with your attorney or accountant. Verified on .
Is something out of date or different from the official source? Let us know at [email protected].
Sources
Every figure in this analysis comes from these sources. Open the link and check it: the date is the day we accessed it.
- Florida Statutes § 718.111 (2026), Official records: (12)(c) and (12)(g) (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Laws/Statutes/2026/718.111 - Florida Statutes § 718.112 (2026), Bylaws: (2)(c) and (2)(d) (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Laws/Statutes/2026/718.112 - Florida Statutes § 720.303 (2026), HOA records and websites: (4)(b) and (5)(d) (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Laws/Statutes/2026/720.303 - CS/CS/HB 913 (2025), Condominium and Cooperative Associations, enrolled text (ch. 2025-175): sections 7, 18 and 39 (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Session/Bill/2025/913/BillText/er/PDF - CS/CS/HB 913 (2025), bill page (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Session/Bill/2025/913 - CS/CS/CS/HB 1021 (2024), Community Associations (ch. 2024-244) (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Session/Bill/2024/1021 - Florida Statutes § 718.111 (2024), prior penalty wording (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Laws/Statutes/2024/718.111 - Florida Statutes § 718.501 (2026) (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Laws/Statutes/2026/718.501 - Florida Statutes § 468.4334 (2026) (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Laws/Statutes/2026/468.4334 - CS/SB 1498 (2026), bill page (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Session/Bill/2026/1498 - CS/CS/CS/CS/HB 657 (2026), bill page (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Session/Bill/2026/657 - SB 1744 (2026), bill page (opens in a new tab) · The Florida Senate · accessed · primary source · official source
https://www.flsenate.gov/Session/Bill/2026/1744
Notice: General information, not legal or tax advice; check with your attorney or accountant. Verified on . If something is out of date, tell us at [email protected].
Records spread across inboxes and drives?
We can show you a records workflow with dates, owners and a log of each step. What the law requires is for your attorney to confirm.