The checklist

The 18 documents a Florida condo must post online

The statute lists eighteen kinds of records, lettered a through r. This is the list in plain words, with the timing rules and the information that must never go up.

Plain-language guide · Last reviewed October 8, 2026 · Florida Statutes 718.111(12)(g) · Not legal advice

In one line

Eighteen kinds of records, lettered a through r in the statute, posted in an owners-only area of the association's website or app. New ones within 30 days. Minutes and recordings for a rolling 12 months. Owner meeting notices out front.

The list below groups them the way a board thinks about them rather than in statute order; the letter next to each one is its place in section 718.111(12)(g)2. Items marked may not apply exist only for some associations: if your building has no such record, the right answer is to say so on the website, not to leave a blank.

Governing documents

The recorded declaration of condominium and every amendment

The declaration for each condominium the association runs, as recorded in the county.

The recorded bylaws and every amendment

The articles of incorporation and every amendment

The copy filed with the Florida Department of State.

The association's rules

Rules and regulations as the board adopted them.

Meetings

Approved minutes of all board meetings for the last 12 months

Post them once the board approves them, and keep at least a rolling year.

Video recordings of meetings held by video conference, for the last 12 monthsmay not apply

Board, committee and owner meetings held by video. A link to the recording counts. Boards that meet only in person have nothing to post here.

Notices and agendas of owner meetings

On the front page or a “Notices” page linked from it, at least 14 days ahead. Any document owners will vote on goes up 7 days ahead.

Notices, agendas and documents for board meetings

Posted by the normal board-notice deadline, generally 48 hours; 14 days when a special assessment or a rule about unit use is on the agenda.

Money and contracts

A list of the association's contracts, and bids received in the past year

Every contract the association is party to, and summaries of bids over $500 received in the last year, kept up for a year (or the full bids).

The annual budget and any proposed budget

The adopted budget, and the proposed budget to be considered at the annual meeting.

The annual financial report and any monthly statements

The yearly financial report under 718.111(13), and any monthly income or expense statement the board considered at a meeting.

Contracts between the association and a director or officermay not apply

Including a director's or officer's relative or company. Most associations have none.

Conflict-of-interest documentsmay not apply

Any contract or document about an actual or possible conflict of interest under 718.3027.

Directors

Each director's certification

The written certification or education certificate every director files.

Building safety

Structural and life-safety inspection reportsmay not apply

Milestone inspection reports and similar structural or life-safety reports for the building.

The most recent structural integrity reserve study (SIRS)may not apply

Only if the association is required to have one; buildings under three habitable stories generally aren't.

Building permits for ongoing or planned constructionmay not apply

Affidavits

Every affidavit the condominium law requires the association to keepmay not apply

The timing rules

30 days. A new record goes up within 30 days of the association creating or receiving it. Minutes, statements, contracts and reports all follow this.
12 months. Board minutes and video recordings must cover at least the last year. Older ones can stay up.
14 days and 7 days. Owner meeting notices and agendas go up at least 14 days before the meeting; documents owners will vote on, 7 days before.
Board notices follow the board-meeting notice rule: generally 48 hours, 14 days when a special assessment or a rule about unit use is on the agenda.
One year for bid summaries.

What must never be posted

The same section of the statute protects certain information, and the privacy of owners generally. Before a document goes up, these are blacked out or the page is left out:

Social Security numbers, driver license numbers, and credit card or bank account numbers.
Medical records, and personnel records of association employees.
Attorney-client privileged documents and anything prepared for litigation.
Information gathered when approving a sale, lease or transfer of a unit.
Owners' email addresses, phone numbers, emergency contacts and similar details, unless the owner consented to their release.
The association's own passwords, security codes and software.

Whoever posts should look at every page. A good website service points out things that look like these before a file goes up; the board still makes the call.

Paper, scans and formats

The statute asks for digital copies. A clear scan to PDF is a digital copy. Recorded documents can be downloaded from the county clerk's records site; the articles of incorporation from the Department of State's Sunbiz site; inspection reports and reserve studies come from the engineer as PDFs already. Most boards find the governing documents and the last year of minutes and financials in a week, and the rest as they come.

Questions boards ask

What do we post for an item that doesn't exist for our building?

Say so on the website, in that item's place, so an owner looking for it knows the board considered it. For example, a two-story building has no structural integrity reserve study, and a board that meets in person has no video recordings.

Do we have to post older minutes?

The statute requires the last 12 months. You may keep more; many boards keep several years because owners ask for them.

Do we post the whole contract or just a list?

A list of the association's contracts satisfies the item, along with bid summaries. Posting the contracts themselves is common and helpful, but mind the privacy rules above.

Who is responsible for blacking out private information?

The association, meaning the board or whoever it assigns. Redact before posting; it is far easier than removing something after an owner has seen it.

Does the free check cover this list?

Yes. The free check walks through all 18 items, tells you which ones can be marked as not applicable, and prints a checklist for the board.

See what the finished website looks like

Condo Notice Board gives a board the website, the owners' login, a place for all 18 records with a checklist, and reminders on the dates the board sets. $69 a month, cancel any time.

Check your condo free See a sample condo site

More guides

Does my Florida condo need a website?Who the 2026 rule covers and what the website must have.We have a management company. Do we still need this?When a manager's portal counts, and five questions to ask.

About this guide. Written by Condo Notice Board, a website service for Florida condominium boards, from the text of the statute. It explains the law in plain words; it is not legal advice, and the statute controls if anything here is out of date. Your licensed community association manager or the association's attorney advises your board.

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