Florida condo website law
Does my Florida condo need a website?
Since January 1, 2026, the answer is yes for most buildings. Here is who the rule covers, what the website has to have, and the ways a board can get one.
If your association manages a condominium with 25 or more units (and it is not a timeshare), yes: since January 1, 2026 it must have a website or mobile app with a password-protected area for owners, and post 18 kinds of records there. Associations with fewer than 25 units are not required to, though many choose to.
What changed, and when
Florida has required the largest condominiums to post their records online since 2019. The original rule applied only to associations with 150 or more units. The 2024 condominium law (House Bill 1021) lowered that to 25 or more units, with a start date of January 1, 2026, which brought in most mid-size and small buildings in the state. The 2025 law (House Bill 913) let an association use a mobile app instead of a website and added video recordings of meetings held by video conference to the list.
The rule lives in section 718.111(12)(g) of the Florida Statutes, inside the part of the Condominium Act about official records.
What the website must have
The statute is specific. Five things:
- A website or app dedicated to the association. The association can own it, or rent a page or portal from a provider, as long as the space is the association's own and the records can be posted there.
- A protected area only owners can enter. The law calls it a “subpage, web portal, or other protected electronic location that is inaccessible to the general public and accessible only to unit owners and employees of the association.” That is where the records go.
- A login for every owner who asks in writing. The association must give the owner a username and password. There is no fee for it in the statute.
- The 18 kinds of records, kept current. New records go up within 30 days. Minutes and video recordings cover the last 12 months. The full list is here.
- Owner meeting notices on the front page, or on a “Notices” page linked from it, at least 14 days before the meeting, along with the agenda. Documents owners will vote on go up 7 days ahead.
Two rules that run through all of it: the records must be digital copies (scanned PDFs are fine), and certain private information must not be posted: Social Security numbers, driver license numbers, card and bank account numbers, medical and personnel records, attorney-client privileged documents, information from sale or lease approvals, and the association's own passwords and security details. Those parts are blacked out before posting.
Counting to 25
The threshold is 25 or more units in the condominium the association manages. A 24-unit building is out; a 25-unit building is in. Timeshare condominiums are excluded. If one association runs more than one condominium, how the units are counted is a question for the association's attorney; the statute is not explicit about it.
If a management company runs things
The association is still the one responsible, but a management company's owner portal can be the association's website if it meets the test above: a page dedicated to your association, a protected owners' area, logins on request, all 18 records, and the notices where the law wants them. Many portals do; some don't. Here is how to check in five questions.
What happens if a condo doesn't comply
Owners can complain to the Division of Florida Condominiums, Timeshares, and Mobile Homes, and the Division can investigate. Under section 718.501 it can fine an association up to $5,000 per offense. It fines or removes an individual board member only after telling them what is wrong and giving them a chance to fix it; a board member who complies within 10 days is not fined. Missing documents do not, on their own, cancel any board decision.
In practice the bigger risk is friction with owners: records requests that the website would have answered, and arguments at meetings about what was or wasn't posted.
The ways to get one
- Your management company's portal, if you have one and it passes the test. Usually included in the management fee.
- Build and run your own. A website builder plus a password-protected section works. Someone on the board has to set it up, keep owner logins straight, and remember the posting deadlines, and it has to survive the next board election.
- A service built for the rule, like ours: the site, the owners' area, a labeled place for each of the 18 records, and reminders. The board still posts its own documents and decides what goes up; the service keeps the structure right.
Questions boards ask
Does the board need an owner vote to set up a website?
Usually not. Setting up and paying for the website is an ordinary board decision made at a noticed board meeting. If the yearly cost is more than 5% of the association's total annual budget including reserves, Florida's competitive-bid rule applies first. Your attorney or manager can confirm for your association.
Can we use a shared Google Drive or Dropbox folder?
A shared folder link is not what the statute describes. It asks for a protected area that owners enter with a username and password the association gives them, and for meeting notices on a front page. Ask your attorney before relying on a folder link.
Does every owner have to be given a login?
Every unit owner who asks in writing, which includes email. The association can't charge for it. Nothing stops a board from giving logins to owners who haven't asked.
Do the documents have to be public?
No. The records go in the owners-only area. Meeting notices are the exception: the statute wants them on the front page or a Notices page. Many boards also keep a public front page with news and contact details; that is a choice, not a requirement.
What about homeowners' associations (HOAs)?
A separate 2024 law gave Florida HOAs with 100 or more parcels a similar website requirement starting January 1, 2025, with its own list of documents under chapter 720. This guide is about condominiums under chapter 718.
Our building has fewer than 25 units. Should we bother?
You aren't required to. Boards that do it anyway usually do it to cut down on records requests and to keep documents from living on one treasurer's laptop.
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.
More guides
The 18 documents a Florida condo must postThe full list, which ones may not apply, and the timing rules.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.