Does your Florida condo have 25 or more units? Here is what the law says must be on its website

Not long ago, seeing your condo association's paperwork often meant a written request, a wait and a trip to the office. For many Florida buildings, that changed this year. Associations that manage a condominium with 25 or more units must now post many of their key records online, where owners can read them from home.

This article explains what the law requires, which records belong on the site, and what owners and board members can do. It is a guide, not legal advice. Your association attorney is the right person for questions about your building.

Who has to have a website

The rule is in section 718.111(12)(g) of the 2026 Florida Statutes. It covers "an association managing a condominium with 25 or more units" that has no timeshare units. Smaller associations are not covered by this paragraph, though they still must keep official records and let owners see them.

The 25-unit bar is new. The statute used to apply only to condominiums with 150 or more units. House Bill 1021, passed in 2024, lowered the number to 25, with the change taking effect January 1, 2026.

The law gives associations two choices. The site can be owned and run by the association itself, or run by an outside company the association has the right to use. A downloadable mobile app also counts. Either way, it must be reachable on the internet and must have a protected section. When an owner asks in writing, the association must give that owner a username and password for the protected section.

What must be posted

The statute lists the records that go on the site. In plain words, they are:

• The recorded declaration of condominium and its amendments, the recorded bylaws and amendments, and the articles of incorporation as filed with the state.
• The association's rules.
• Approved board meeting minutes from the past 12 months, and video recordings, or links to them, of meetings held by video conference in the past 12 months.
• A list of the association's executory contracts, plus the bids it received in the past year. Bids over $500 can be posted as summaries or full copies.
• The annual budget and any proposed budget to be considered at the annual meeting.
• The yearly financial report, and any monthly income or expense statement to be considered at a meeting.
• The certification each director must sign under section 718.112(2)(d).
• Contracts or deals with a director, an officer, or a company a director has a money interest in, and documents about possible conflicts of interest.
• Inspection reports under section 553.899, the milestone inspection law, and section 718.301(4)(p), plus any other report on a structural or life-safety inspection.
• The most recent SIRS, if the building must have one.
• Copies of all building permits for ongoing or planned construction.
• Copies of all affidavits the condo law requires.

Timing matters too. The statute says records must be posted "within 30 days after the association receives or creates an official record," unless the law sets a shorter time.

Meeting notices go online, too

Notices and agendas for owner meetings must be posted at least 14 days before the meeting. They go on the front page of the site or on a separate subpage labeled "Notices" with a clear link from the front page. Any document to be voted on, or listed on the agenda, must be posted at least seven days before the meeting. Board meeting notices and agendas must be posted by the deadline already set for board meeting notices in section 718.112(2)(c).

What stays off the site

Not everything belongs online. Records the law keeps private from owners, such as privileged attorney records and personnel records, must not be posted. Personal information must be removed, or redacted, before a document goes up.

The law also includes two protections. A missing posting, by itself, does not undo a decision the board or a committee made. And the association is not liable for posting protected information unless it did so with knowing or intentional disregard.

If a record is not on the site

The website does not replace your right to ask for records. Section 718.111(12)(b) says records must be made available within 45 miles of the condo property, or within the county, within 10 working days after a written request. Under section 718.111(12)(c), an owner who is refused may be entitled to damages, and the minimum is $50 per calendar day for up to 10 days, starting on the 11th working day after the written request. The statute also says a director, board member or community association manager who willfully and knowingly or intentionally breaks the inspection rules commits a second-degree misdemeanor and must be removed from office.

What to do

If you are a unit owner:

• If you do not have a login, ask for one in writing. Keep a copy of your request and note the date.
• Log in and check the list above. Is the current budget there? The latest SIRS? The milestone inspection report, if your building has one?
• Look for the next owner meeting notice at least 14 days ahead, and the documents to be voted on at least seven days ahead.
• If something is missing, ask the board or manager in writing. Be specific about which record you want.
• For questions about your rights, DBPR's Division of Florida Condominiums, Timeshares and Mobile Homes and the state Condominium Ombudsman can help. A private attorney can advise on your situation.

If you serve on the board:

• Ask the association attorney to walk through section 718.111(12)(g) with you and confirm the site meets it.
• Make a simple checklist from the statute's list and assign someone to post new records within 30 days.
• Set up a review step so personal information and protected records are removed before anything is posted.
• Put the 14-day and seven-day posting dates on the calendar for every owner meeting, and follow the board-meeting notice rules in section 718.112(2)(c).