Boards with a manager
We have a management company. Do we still need a condo website?
The duty stays with the association, but a manager's portal can satisfy it. Here is the test the statute sets and the five questions that settle it.
Your association still has to comply; hiring a manager doesn't move the duty. But a management company's owner portal can be your association's website under the statute, if it does what the statute asks. Many do. Some don't, and the board won't know until it looks.
What the statute allows
Section 718.111(12)(g) says the website or app may be either the association's own, or one “operated by a third-party provider with whom the association owns, leases, rents, or otherwise obtains the right to operate a web page, subpage, web portal, collection of subpages or web pages, or an application which is dedicated to the association's activities.” A management company is a third-party provider. The portal has to have a space that is your association's, with an owners-only protected area, where the required records and notices are posted.
Five questions to ask your manager
- Is there a page or portal dedicated to our association, with our name on it, that owners can reach from the internet? A company website with a general login that mixes communities doesn't obviously qualify.
- Can every owner get a username and password on written request, and who handles those requests? Ask how long it takes and whether there is a charge (the statute has none).
- Are all 18 records there now? Go through the list item by item. The usual gaps are director certifications, the contracts list and bid summaries, inspection reports, and the monthly statements.
- Do owner meeting notices appear on the front page of our page, or on a Notices page linked from it, 14 days ahead? Emailing the notice is not the same thing.
- Who posts new records, and within what time? The statute allows 30 days. Ask who is responsible when a document reaches the manager's office, and how the board can check.
If the answers are yes, write them down in the minutes and move on. If one is no, the board can ask the manager to fix it, or keep a website of its own alongside the portal.
When the management contract ends
A portal belongs to the management company. When the association changes managers, the page usually goes away with it, and the next company starts over. Two habits protect the board: keep the association's own copies of everything posted, and ask any new provider how you get your documents back when you leave.
Self-managed associations
If no management company is involved, the board has to provide the website itself. The choices are the same as for any association: build and run one on a website builder, or use a service made for this rule. Either way the test above is the test: dedicated to your association, owners-only area, logins on request, all 18 records, notices out front.
Questions boards ask
Our manager emails owners the documents on request. Is that enough?
No. The statute requires posting in a protected online area that owners can enter with their own login, in addition to the records-inspection rights owners already had.
Our manager's portal has most of the documents. Are we compliant?
Partly. Each missing item is a gap. The practical fix is to send the manager the list and ask for the missing records to be posted, then check again in 30 days.
Can the association have both a management portal and its own website?
Yes. Some boards keep their own public website for news and contact details and rely on the portal for the records area, or the other way round. What matters is that owners can find the records and notices in the place the board tells them.
Who gets fined if the portal is wrong, the manager or the association?
The association is the regulated party under chapter 718. The management agreement may make the manager responsible to the association, but that is a matter between the two of you.
We're switching from a manager to self-managed. What happens to the records?
Get the complete set from the manager before the contract ends, ideally as PDFs sorted by the 18 items, and have the new website ready to post them the same month.
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
Does my Florida condo need a website?Who the 2026 rule covers and what the website must have.The 18 documents a Florida condo must postThe full list, which ones may not apply, and the timing rules.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.