Florida law recently underwent significant changes regarding transparency and digital access. Whether your association is legally required to maintain a website depends primarily on its size and type.

Condominiums: Mandatory for associations with 25 or more units

These websites must include a “protected” section that is inaccessible to the general public and only open to unit owners and employees of the association.

The requirements for an association website act as a digital “official records” library. Florida law (Statutes 718 and 720) dictates that while many records must be maintained for 7 years, only specific subsets must be posted to the website for owner access. 📁

Critical Exceptions (What CANNOT be posted) 🔒

To protect privacy and legal strategy, the following records are strictly excluded from the website even if they are “official records”:

• Attorney-Client Privilege: Any documents related to ongoing or potential litigation ⚖️.

• Personnel Records: Social security numbers, medical records, or payroll info for employees 🚫.

• Owner Privacy: Personal emails and phone numbers (unless the owner specifically consented to their use for official notice) 👤.

• Unit/Parcel Details: Unit owner credit card numbers or sensitive financial account data.

Here is a breakdown of the core records required for the digital portal:

Digital Record Requirements 📋

The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).

​Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:

​I. Condominium Associations (Chapter 718)

​As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.

​Statute Section: Section 718.111(12)(g), Florida Statutes

​Key Requirements:

​The website must be password-protected and inaccessible to the general public.

​The association must provide unit owners with a username and password upon request.

​Mandatory Documents Include:

​The recorded Declaration of Condominium and all amendments.

​The Articles of Incorporation and Bylaws.

​Current Rules and Regulations.

​Management agreements and any other contracts to which the association is a party.

​The annual budget and any proposed budgets.

​Financial reports and the most recent financial statement.

​Board meeting notices and agendas (posted at least 48 hours in advance).

​Member meeting notices and agendas (posted at least 14 days in advance).

​III. Comparison & Analogies

​To better understand the scope of these requirements, consider the following analogies:

​The “Digital File Cabinet” Analogy:

Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.

​The “Notice Board” Analogy:

Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.

​

No. Access to the mandatory website and the documents required to be posted there must be provided to owners at no charge.

As of January 1, 2026, any condominium association managing 25 or more units must maintain an official website or a mobile app where specific digital copies of official records (like governing documents, budgets, and meeting notices) are posted for owners to access via a secure login.

As of January 1, 2026, all associations with 25 or more units must have a secure website or app where documents like the declaration, bylaws, and budgets are posted.

• The “Rule of 25”: As of January 1, 2026, Florida Law requires most associations with 25 units or more to host these types of documents online. I highly recommend that you obtain your Association’s website even if you have less than 25 units, however. You aren’t just being helpful—you’re being ahead of the curve! you also avoid all those pesky requests to access records. They are always available 24/7 365 days a year!

Florida law recently underwent significant changes regarding transparency and digital access. Whether your association is legally required to maintain a website depends primarily on its size and type.

Condominiums: Mandatory for associations with 25 or more units

These websites must include a “protected” section that is inaccessible to the general public and only open to unit owners and employees of the association.

The requirements for an association website act as a digital “official records” library. Florida law (Statutes 718 and 720) dictates that while many records must be maintained for 7 years, only specific subsets must be posted to the website for owner access. 📁

Critical Exceptions (What CANNOT be posted) 🔒

To protect privacy and legal strategy, the following records are strictly excluded from the website even if they are “official records”:

• Attorney-Client Privilege: Any documents related to ongoing or potential litigation ⚖️.

• Personnel Records: Social security numbers, medical records, or payroll info for employees 🚫.

• Owner Privacy: Personal emails and phone numbers (unless the owner specifically consented to their use for official notice) 👤.

• Unit/Parcel Details: Unit owner credit card numbers or sensitive financial account data.

Here is a breakdown of the core records required for the digital portal:

Digital Record Requirements 📋

The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).

​Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:

​I. Condominium Associations (Chapter 718)

​As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.

​Statute Section: Section 718.111(12)(g), Florida Statutes

​Key Requirements:

​The website must be password-protected and inaccessible to the general public.

​The association must provide unit owners with a username and password upon request.

​Mandatory Documents Include:

​The recorded Declaration of Condominium and all amendments.

​The Articles of Incorporation and Bylaws.

​Current Rules and Regulations.

​Management agreements and any other contracts to which the association is a party.

​The annual budget and any proposed budgets.

​Financial reports and the most recent financial statement.

​Board meeting notices and agendas (posted at least 48 hours in advance).

​Member meeting notices and agendas (posted at least 14 days in advance).

​III. Comparison & Analogies

​To better understand the scope of these requirements, consider the following analogies:

​The “Digital File Cabinet” Analogy:

Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.

​The “Notice Board” Analogy:

Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.

​