This page is current through the 2026 regular session, which made no change to the association website mandates. The rules come from HB 1021 and HB 1203 in 2024 and from HB 913 in 2025, and they are not parallel: condominiums post by a unit threshold with a single 30-day rule, homeowners associations post by a parcel threshold with document-specific deadlines, and cooperatives have no mandate at all. What follows runs newest first and ends with the reason a good portal is worth building anyway.
2026: nothing changed, and one citation that looks like it did
No 2026 bill amended the posting obligations in § 718.111(12)(g) or § 720.303(4). Two bills that would have touched records died: CS/SB 1498, on records violations and electronic voting, in Senate Appropriations on March 13, 2026; and SB 1744 with HB 1541, which would have added audio conference recordings to the official records list, in committee the same day.
Two 2026 chapter laws do appear at the end of the relevant sections. Chapter 2026-14, a reviser's bill effective May 12, 2026, touched § 718.111 and § 720.303. Chapter 2026-168, the Chapter 617 rewrite, made a conforming amendment to § 718.111. The history line at the end of § 718.111 now ends with s. 189, ch. 2026-168. Nothing in the posting rules moved.
The condominium mandate: 25 or more units
HB 1021 in 2024, Chapter 2024-244, lowered the condominium threshold from 150 units to 25 units, with compliance required by January 1, 2026. The current text of § 718.111(12)(g)1. reads without the date, because the date has passed: an association managing a condominium with 25 or more units which does not contain timeshare units shall post digital copies of the documents specified in subparagraph 2. on its website or make them available through an application that can be downloaded on a mobile device.
The statute is specific about what the website may be. It must be an independent website, application or web portal wholly owned and operated by the association, or a website, application or web portal operated by a third-party provider from which the association owns, leases, rents or otherwise obtains the right to operate a page, subpage, portal or application dedicated to the association's activities.
That is a provision boards skip over and vendors gloss. A page on a management company's corporate site that the association does not control, and cannot take with it when it changes managers, is a poor fit for the statute and a bad practical outcome. Put the ownership and the data portability in the management agreement, and review it when the agreement renews. Our guide to reviewing the management agreement covers the clauses that matter.
What goes on the condominium site, and the 30-day rule
The posting list is at § 718.111(12)(g)2. In substance it covers:
- the recorded declaration and every amendment, the bylaws and amendments, and the articles of incorporation and amendments
- the current rules of the association
- board meeting notices and agendas, and the minutes of board and owner meetings for the last 12 months
- video recordings of meetings conducted by video conference
- the annual budget and any proposed budget to be considered, and the financial report and any proposed report
- executory contracts to which the association is a party, and summaries of bids exceeding $500 for materials, equipment or services
- director certifications and educational certificates
- contracts or transactions in which a director or officer, or a relative, has a financial interest
- inspection reports, including the milestone inspection report, and the structural integrity reserve study
- building permits and required affidavits
The timing rule is uniform for condominiums: a document must be made available on the website or through the application within 30 days after the association receives or creates the official record. That is a single, easy rule to administer, and it is also easy to fail quietly, because nobody notices a missing document until an owner goes looking. Assign the posting task to a named person, not to the office.
Two items on the list are newer than the rest and are the ones most often missing: video recordings of video-conference meetings, and the required affidavits, both of which came in with the 2024 and 2025 legislation. Our page on condominium official records changes tracks the additions session by session.
The HOA mandate: 100 or more parcels, and deadlines by document
HB 1203 in 2024, Chapter 2024-221, put the HOA obligation in § 720.303(4)(b). An association with 100 or more parcels had to post the listed documents on its website, or make them available through a downloadable mobile application, by January 1, 2025.
The important structural difference is that Chapter 720 has no general 30-day posting deadline. Its deadlines attach to particular documents and particular meetings, which means a compliance calendar rather than a single habit.
| Document | When it must be posted |
|---|---|
| Articles, bylaws, declaration and amendments; current rules | Posted and kept current |
| Notice and agenda of a member meeting | At least 14 days before the meeting, in plain view on the homepage |
| A document to be considered and voted on at a member meeting | At least 7 days before that meeting |
| Notice and agenda of a board meeting | No later than the date notice is required under § 720.303(2) |
| Contracts, budgets, financial reports, insurance policies, director certifications, conflict-of-interest items | Posted as official records |
The 14-day homepage requirement is the one to build into the annual meeting timeline. It is not satisfied by a document buried in a members-only document library; the statute says plain view on the homepage. Our summary of HOA records changes covers the rest of the 2024 package, including the criminal penalties for records offenses.
The members-only area and the credentials problem
Both chapters require a protected area. The association's website or application must contain a subpage, portal or other protected electronic location inaccessible to the general public and accessible only to owners and association employees. On written request by an owner, the association must provide that owner with a username and password and access to the protected sections.
That structure exists because much of what must be posted is also restricted. Personnel records, medical records, owner e-mail addresses where the owner has not consented to electronic notice, records protected by the attorney-client privilege, and the other categories in § 718.111(12)(c) and § 720.303(5)(g) do not stop being restricted because a document is posted online. A document that contains restricted information must have that information redacted before it goes on the site.
Three practical rules follow. Credentials are issued on written request, so keep the requests. Credentials belong to owners and employees, so a former owner's access should be closed at closing. And redaction is a legal task before it is a clerical one; the categories are statutory and getting them wrong on a public-facing site is worse than getting them wrong in a records response, because the error is published. Our guide to records exempt from inspection lists the categories.
The liability shield, and what it does not cover
Both chapters carry a limited protection. The association and its agent are not liable for disclosing information that is protected or restricted under the relevant paragraph unless the disclosure was made with a knowing or intentional disregard of the protected or restricted nature of the information.
Read the standard. It protects the good-faith mistake: the page that was posted before someone noticed the unit owner's e-mail address in the corner of it. It does not protect a decision to post something the board knew was restricted, and it does not protect a failure to post at all. There is no shield for a missing document.
In practice the shield is a reason to act quickly when an error is found. Take the document down, re-post it redacted, note both actions in the records, and tell the affected owner. A prompt, documented correction is what makes the good-faith characterization credible later.
Chapter 719 has no posting mandate at all
State this one plainly, because it is the comparison most often stated backwards. A cooperative association has no website or mobile application posting obligation. Chapter 719 does not contain one. The cooperative official records obligations are in § 719.104(2), with the exemptions at § 719.104(2)(c) and a 10 working day inspection response, and they are satisfied by making records available for inspection and copying, not by publishing them.
| Condominium | Cooperative | HOA | |
|---|---|---|---|
| Posting mandate | 25 or more units, non-timeshare | None | 100 or more parcels |
| Compliance date | January 1, 2026 | n/a | January 1, 2025 |
| General posting deadline | 30 days from receipt or creation | n/a | None; deadlines are document-specific |
| Members-only protected area | Yes | n/a | Yes |
| Records inspection response | 10 working days | 10 working days | 10 business days |
| Statutory copy fee cap | Not in the statute | Not in the statute | § 720.303(5)(g) |
A cooperative that builds a portal anyway is doing something sensible and should be deliberate about it. Post what it chooses to post, do not adopt a condominium posting policy wholesale, and do not create an expectation in the rules that the association will then fail to meet. Our summary of Chapter 719 changes covers what the chapter does and does not require.
Why the portal is worth more than compliance
Here is the argument that persuades a reluctant board. A records request is expensive because it is a hunt. Someone has to find the documents, review them for exempt material, redact, copy, schedule an inspection and track the deadline, all inside 10 working or business days depending on the chapter. Every one of those steps costs staff time, and a missed deadline carries a statutory damages exposure and, in a condominium or an HOA, criminal exposure for some records offenses.
A portal that is genuinely current changes the arithmetic. Most requests are for documents already posted, already redacted, already reviewed once. The answer becomes a link and a short letter, sent the same week. The hunt happens once, when the document is created, by the person who created it and knows what is in it.
That is why the 30-day condominium rule is better treated as an operating habit than as a deadline. Post it when you get it. The association that does so spends a little time every month and almost none when a request arrives. The association that treats posting as an annual catch-up project spends the same total time and absorbs the risk as well. Our guide to responding to records requests sets out the response procedure for each chapter.
Frequently Asked Questions About Association Website Requirements
Our condominium has 30 units. Do we need a website?
Yes, unless it contains timeshare units. Section 718.111(12)(g)1. applies to an association managing a condominium with 25 or more units which does not contain timeshare units. The threshold dropped from 150 to 25 under HB 1021 in 2024, with compliance required by January 1, 2026. A downloadable mobile application satisfies the requirement in place of a website.
Can our management company's website satisfy the requirement?
Only if the association owns, leases, rents or otherwise has the right to operate a page, subpage, portal or application dedicated to the association's activities on it. A page the association does not control, and cannot take with it when it changes managers, is a poor fit for § 718.111(12)(g). Put the ownership and data portability terms in the management agreement.
How fast must a new document go up?
For a condominium, within 30 days after the association receives or creates the official record. For an HOA there is no general deadline; the timing attaches to particular documents, notably a member meeting notice and agenda at least 14 days before the meeting and in plain view on the homepage, and a document to be voted on at least 7 days before the meeting.
Do cooperatives have to post documents online?
No. Chapter 719 contains no website or mobile application posting mandate. A cooperative's records obligations are inspection obligations under § 719.104(2), answered within 10 working days. A cooperative may build a portal voluntarily, and many should, but it should not adopt a condominium posting policy it is not subject to.
What happens if we post something we should have redacted?
Both chapters provide that the association and its agent are not liable for disclosing protected or restricted information unless the disclosure was made with knowing or intentional disregard of its protected nature. Act quickly: take it down, re-post it redacted, document both steps, and notify the affected owner. There is no shield for failing to post at all.
Does a well-run website satisfy our records obligation?
It does not replace it, but it discharges most of the work. A request for a document already posted, already reviewed and already redacted becomes a link and a short letter rather than a search. The statutory inspection deadline still runs, 10 working days for a condominium or cooperative and 10 business days for an HOA, so the response still has to be made.
Contact Hamilton Mikes
Hamilton Mikes helps condominium, cooperative and homeowners association boards in Lee, Collier and Charlotte Counties build and audit posting programs, redact restricted records correctly, and align management agreements with the statutory website requirements. Call 239-594-7227 or visit our Official Records page.
Statutes and authorities referenced
- § 718.111(12)(g)1., Fla. Stat. (condominium website or application; 25 or more units; independent or third-party portal)
- § 718.111(12)(g)2., Fla. Stat. (the condominium posting list)
- § 718.111(12)(g), Fla. Stat. (30-day posting rule; members-only protected area; username and password; limited liability)
- § 718.111(12)(c), Fla. Stat. (records not accessible to owners)
- § 720.303(4)(b), Fla. Stat. (HOA website or application; 100 or more parcels; January 1, 2025)
- § 720.303(4)(b)2., Fla. Stat. (HOA members-only protected area; username and password)
- § 720.303(2), Fla. Stat. (HOA board meeting notice)
- § 720.303(5), Fla. Stat. (HOA inspection and copying; 10 business days)
- § 720.303(5)(g), Fla. Stat. (HOA records exemptions and copy fee caps)
- § 719.104(2), Fla. Stat. (cooperative official records; exemptions at (2)(c); no posting mandate)
- Session laws: Ch. 2024-221 (HB 1203); Ch. 2024-244 (HB 1021); Ch. 2025-175 (CS/CS/HB 913); Ch. 2026-14 (SB 104); Ch. 2026-168 (CS/CS/HB 797)
- Bills that failed in 2026: CS/SB 1498 (records; electronic voting); SB 1744 and HB 1541 (audio recordings as official records)