Florida condo association website requirements: a 2026 checklist

Which associations need a website or app?

Chapter 718 of the Florida Statutes has required condominium associations of 150 or more units to post official records online since January 1, 2019 (the requirement was enacted in 2017). The 2024 legislation summarized by the Florida Senate as CS/CS/CS/HB 1021 lowered the threshold: section 718.111(12)(g)1. now refers to an association managing a condominium with 25 or more units that does not contain timeshare units, from January 1, 2026. Homeowners' associations are governed by Chapter 720; section 720.303(4)(b), added by the 2024 legislation summarized as HB 1203, refers to HOAs with 100 or more parcels, from January 1, 2025 (texts consulted on October 16, 2026).

One question for your attorney: the statute counts units per condominium ("an association managing a condominium with 25 or more units"), so how the threshold applies when one association operates several condominiums is something your counsel should confirm. For a management company the reading is made association by association, which is the operational problem a platform has to solve.

What has to be on the association website?

Section 718.111(12)(g)2. lists the records that go on the protected part of a condominium association's site, and the list has grown. It includes, among others, the governing documents and rules, the current budget and the annual financial report, meeting notices and agendas, approved board minutes for the preceding 12 months, a list of the association's executory contracts and of bids received in the past year (with summaries of bids over a set amount), contracts with directors and conflict-of-interest documents, director certifications, building permits, affidavits, and the inspection reports and structural integrity reserve studies added in 2022. The 2025 legislation (HB 913) says meetings held by video conference are recorded, keeps those recordings as official records, and lists the recordings and the approved minutes of the preceding 12 months among what the website carries (718.112(2)(c) and 718.111(12)(g)2., texts consulted on October 16, 2026). Section 718.111(12)(g)3. also describes information that is protected and has to be kept off the posted documents.

The practical consequence for a management company is that "put the documents online" is not one task. It is a set of document types, each with its own posting date and its own retention period, applied per association. A website vendor gives you a place to upload; the discipline of what, when and for whom stays with your team and your attorney.

How quickly does the statute say records are posted?

Section 718.111(12)(g)1., as amended by the 2025 bill summarized as HB 913, says covered condominium associations post each listed record within 30 days after the association receives or creates it, unless a shorter period applies. The statute sets shorter periods for some items: notices and agendas of unit owner meetings go up at least 14 days before the meeting, with documents to be voted on at least 7 days before (text consulted on October 16, 2026). Florida's HOA statute, section 720.303(4)(b), does not set a general posting period. How these periods are counted for a given document is a question for your attorney.

For a management company with many associations, a posting period is a portfolio problem: the same document type has the same clock in every association, and a missed date in one of forty is still a missed date. A deadline tracker per document type and per association, set to the periods your attorney confirms, makes the work routine; see the compliance tracking page.

Who gets access, and what about records requests?

Section 718.111(12)(g)1. describes a protected section for unit owners and association employees, and says the association issues an owner a username and password on the owner's written request. It also says meeting notices are posted in plain view on the front page or on a linked "Notices" subpage; whether anything else may be public is a question for your attorney. Owners keep their right to inspect and request official records: section 718.111(12)(c) refers to 10 working days to make records available after a written request and to a checklist of what was and was not provided. Since July 1, 2025, that subsection says a director, member of the board or community association manager who willfully and knowingly or intentionally violates these provisions commits a misdemeanor of the second degree and must be removed from office (texts consulted on October 16, 2026). For HOAs, section 720.303(5) keeps its own wording.

Operationally, that means two things a website alone does not provide: a credentialing process per association that survives owner turnover, and a records request log that shows when a request came in, who answered and what was and was not delivered. Both are described on the association website and owner portal page.

What does this mean for a management company?

Buying a website per association is the obvious answer and the wrong unit of purchase at scale. The statute is read per association, the documents are posted per association, and the deadlines run per association, but the staff and the process are the management company's. One platform with a template per association, a single back office, a deadline tracker and a request log is the shape that fits; the industry page describes how we build it on top of your accounting or association management system.

We build software; we do not practice law. This guide quotes the Florida Statutes (sections 718.111, 718.112 and 720.303, 2026 edition) and uses the Florida Senate's bill summaries as background, with the date we consulted each one. Florida's legislature revisits these sections often, so confirm each item with your association's counsel.

• List every association you manage with its unit or parcel count and its statute (Chapter 718 or 720)
• Ask your attorney which associations are within the website or app threshold and from what date
• For each covered association, list the document categories your attorney confirms and where each one is posted
• Record the posting period for each document category as your attorney reads the current statute (30 days by default for condominiums, shorter for owner meeting notices)
• Confirm every owner who asked for credentials has them, and that there is a process for new and departing owners
• Note which meetings were held by video conference, and keep each recording attached to the meeting and the association
• Keep a records request log with request date, response date, what was and was not delivered and by whom
• Assign one responsible person per association for posting, and one dashboard to see what is late
• Re-check this list after every legislative session (new laws typically take effect July 1)

1. Florida Statutes 2026, section 718.111: The association (official records and website) (opens in a new tab) · The Florida Senate · accessed October 16, 2026 · official source
2. Florida Statutes 2026, section 718.112: Bylaws (meetings and video conference) (opens in a new tab) · The Florida Senate · accessed October 16, 2026 · official source
3. Florida Statutes 2026, section 720.303: Association powers and duties; official records (opens in a new tab) · The Florida Senate · accessed October 16, 2026 · official source
4. CS/CS/CS/HB 1021 (2024), Community Associations: bill summary (opens in a new tab) · The Florida Senate · accessed October 16, 2026 · official source
5. CS/CS/HB 1203 (2024), Homeowners' Associations (opens in a new tab) · The Florida Senate · accessed October 16, 2026 · official source
6. CS/CS/HB 913 (2025), Condominium and Cooperative Associations: bill summary (opens in a new tab) · The Florida Senate · accessed October 16, 2026 · official source