Florida tightened its transparency requirements for community associations. The Florida Condominium Act now requires condominium associations with 25 or more units to provide owners online access (via a website or mobile app) to specific association records. The compliance date is January 1, 2026. Separately, Florida HOAs with 100+ parcels must already provide online/app access to certain records as of January 1, 2025. The Florida Senate+3The Florida Senate+3The Florida Senate+3
Quick clarity: The “25+ units” rule applies to condominiums (Chapter 718). Most single-family HOAs (Chapter 720) follow the 100+ parcels threshold that took effect January 1, 2025. If you’re not sure which statute governs your community, check your declaration or ask your manager/attorney. The Florida Senate
Who must comply—and when?
- Condominiums (Chapter 718):
Associations with 25+ units (excluding timeshares) must offer password-protected online access to specified documents by January 1, 2026. The law expressly allows either a website or a downloadable mobile app to satisfy this requirement. The Florida Senate
- Homeowners’ Associations (Chapter 720):
HOAs with 100+ parcels must provide online/app access to certain official records starting January 1, 2025 (now in force). The Florida Senate
What documents must be posted (condominiums)?
The statute lists specific “official records” that must be posted digitally for owner access, including (not exhaustive): declaration and amendments, articles and bylaws, rules, approved board minutes (last 12 months), and specified notices/records—posted within 30 days after creation/receipt and kept current. Access must be secured for owners (not public). See §718.111(12)(g)1–2 for the full list and timing details. Online Sunshine
Why this change?
The Legislature lowered the website/app threshold from 150 units to 25 to extend transparency and reduce records-request friction across far more Florida condos. The requirement is part of a larger 2024–2025 reform package aimed at strengthening access to information, financial reporting, and governance. The Florida Senate+1
Practical compliance checklist (condos, 25+ units)
- Choose your platform: Association-hosted website or a reputable provider’s owner portal / mobile app with role-based logins. The Florida Senate
- Secure access: Implement password-protected areas for owners and staff; do not expose protected records publicly. Online Sunshine
- Post required records: Declaration, bylaws, rules, approved minutes (last 12 months), and other listed items. Maintain a change log and retention that aligns with statute. Online Sunshine
- Set a 30-day posting SLA: New/updated items should be posted within 30 days after creation/receipt. Online Sunshine
- Train your board/manager: Define which records are exempt (e.g., privileged or private information) and create a simple SOP for posting and removing documents. Online Sunshine
- Test owner experience: Verify that owners can log in, find minutes and budgets quickly, and download files on desktop and mobile.
Tip: If your community is smaller than 25 units but growing, it’s smart to implement the portal now so you’re ready—and you’ll reduce records-request workload immediately.
What about HOAs with 100+ parcels?
For HOAs, the law requires online/app availability of specified official records when the community has 100 or more parcels. This took effect January 1, 2025. Many HOAs satisfy this by using a secure owner portal linked from a public web page. Review your vendor’s features against the statute/analysis and update your board resolution accordingly. The Florida Senate+1
FAQs
Does a private Facebook group count as a “website”?
No. The law anticipates an association website or downloadable app with controlled, owner-only access and specific records posted on a reliable platform. The Florida Senate
Do we have to post everything the association keeps?
No. Post the specific records listed in §718.111(12)(g) for condos (or the items applicable to HOAs under Chapter 720). Certain records remain exempt from owner inspection and should never be posted. Online Sunshine
What happens if we don’t comply by the deadline?
Condo associations are subject to the state’s Division of Condominiums (DBPR) oversight; owners can pursue complaints and enforcement remedies. Non-compliance also increases admin time and legal risk tied to records requests. My Florida License
Is there any benefit to posting sooner?
Yes—communities that post early save staff time on records requests, improve transparency, and reduce owner frustration. Many associations roll posting into their meeting workflow so minutes are uploaded as soon as they’re approved. My Florida License
Next steps for boards and managers
- Audit your current documents and map them to the statute’s required list. Online Sunshine
- Select or upgrade your platform (site or app) with secure logins, document library, search, and version control. The Florida Senate
- Adopt a posting policy (who posts, when, and where) so you consistently meet the 30-day window. Online Sunshine
Need a compliant website or owner portal?
We build secure, Florida-compliant condo and HOA websites/portals with owner logins, document libraries, meeting archives, and audit trails. We’ll migrate your minutes and governing docs and set up a simple posting workflow—so you’re ready for the January 1, 2026 condo deadline (and compliant now if you’re an HOA with 100+ parcels). Book a quick demo and we’ll take care of the rest.