Florida Condo Website Law: The Complete 2026 Compliance Guide

Florida’s condominium website requirement applies to associations with 25 or more units, excluding timeshare units, beginning January 1, 2026. The requirement is in force; whether it reaches a particular property depends on the property’s facts and should be confirmed with Florida counsel.

This guide explains, in plain English, the general statutory rule, what changed, the enforcement framework, and how to run a factual inventory. It was written from years of experience serving as president of a Florida cooperative association. Have your association’s Florida counsel confirm how each requirement applies to your community.

Who is covered

• Condominium associations (Chapter 718): Under Fla. Stat. § 718.111(12)(g), as amended by HB 1021 (2024), every association managing a condominium with 25 or more units which does not contain timeshare units must maintain a website or mobile app for posting official records. The prior threshold was 150 units; the drop to 25 became effective January 1, 2026.
• Homeowners’ associations (Chapter 720): A parallel obligation in § 720.303 applies to HOAs with 100 or more parcels, with a deadline that already passed on January 1, 2025.
• Cooperatives (Chapter 719): Chapter 719 has no general official-records website mandate corresponding to § 718.111(12)(g). Specific Chapter 719 provisions can require website publication if a cooperative is otherwise required to maintain a website. A cooperative may also operate a records site voluntarily.

What must be on the website

Sub-subparagraphs a. through r. list eighteen distinct website items:

1. The recorded declaration of condominium and each amendment
2. The bylaws and each amendment
3. The articles of incorporation and each amendment
4. The rules and regulations
5. Approved board-meeting minutes over the preceding 12 months
6. Video recordings or hyperlinks for video-conference meetings over the preceding 12 months
7. A list of executory contracts or documents and the specified closed-bid records
8. The annual budget and any proposed budget for the annual meeting
9. The required financial report and monthly income or expense statements to be considered at a meeting
10. Each required director certification
11. The specified contracts or transactions involving financially interested directors or officers
12. The specified conflict-of-interest contracts and documents
13. Unit-owner meeting notices, agendas, and meeting documents on their 14-day and 7-day schedules
14. Board-meeting notices, agendas, and required documents by the applicable notice date
15. The specified structural and life-safety inspection reports
16. The association’s most recent SIRS, if applicable
17. Building permits issued for ongoing or planned construction
18. Affidavits required by Chapter 718

The statute requires a protected electronic location accessible to unit owners and association employees, and it requires protected or restricted information to be redacted before a document is posted. Unit-owner meeting notices must also be conspicuously visible from the front page or a linked “Notices” subpage.

The part most boards miss: this is an ongoing duty

The list operates as a continuing records workflow:

• Required information generally must be posted within 30 days after receipt or creation unless a shorter period applies.
• Twelve months of approved board meeting minutes must be on the site.
• Video recordings of meetings conducted by video conference (or hyperlinks) must cover the preceding 12 months.
• Unit-owner meeting notices/agendas and meeting documents follow their 14-day and 7-day schedules; board-meeting materials follow the applicable § 718.112(2)(c) notice date.

In practice, the association needs an intake path for each new record and a separate meeting-notice workflow for the shorter event-based dates.

What happens to associations that ignore it

The Division may investigate a complaint about access to official records on an association’s website or application. Section 718.501 authorizes administrative civil penalties for chapter or rule violations, which may be imposed on the basis of each day of a continuing violation, but with no more than $5,000 per offense. Its individual-penalty path applies only under the defined “willfully and knowingly” standard: the Division must have informed the officer or director that the action violates the law, rule, or final order and the person must have refused to comply. Before formal agency action, the Division must offer voluntary compliance; an officer or director who complies within 10 days is not subject to a civil penalty. The statute separately authorizes the Division to seek a circuit-court penalty of $500 to $5,000 for each violation for which it may issue a notice to show cause.

The three ways boards handle this — honestly compared

Do it yourself on a generic website builder. Cheap ($10–$50/month), but the builder knows nothing about § 718.111(12)(g): no statutory categories, no owner-protected access model, no 30-day workflow. The board becomes the compliance department.

DIY compliance software. Purpose-built portals can supply categories and access controls, but a volunteer board member still gathers, uploads, and tracks each applicable record. The software does not establish that a particular document is required or that a statutory date has been met.

Managed document service. A provider structures the association’s document website, then supports the operating rhythm behind it: protected access, a defined posting workflow, and a clear record of what has been published. Park & Palm Connect offers this work through its Document Website Service, separate from Park & Palm Studio’s public-site design practice.

What your board should do this week

1. Confirm coverage. Verify the association type, unit count, timeshare status, and any other facts that affect application. The general 25-unit threshold took effect January 1, 2026; do not turn a public-data estimate into a building-specific legal conclusion.
2. Inventory the 18 items. If you have a website, record what is found, what appears current, and what may need attention without treating an automated search as a legal conclusion.
3. Assign the workflow. Decide who receives and posts new records, and separately calendar the shorter unit-owner and board meeting dates.
4. Commission a document audit. A factual inventory and gap register gives the board a useful starting point to review with Florida counsel. Explore the Park & Palm Connect Document Audit.