The Florida condo website rule just got dramatically smaller and dramatically more enforceable. For nine years, only condominium associations of 150 or more units had to maintain a website with statutorily-required documents. Then in 2024, HB 1021 (Ch. 2024-244) lowered the threshold to 25 units — effective January 1, 2026. In parallel, HB 1203 (Ch. 2024-221) created the first HOA website mandate at 100 parcels, effective January 1, 2025. And in 2025, HB 913 (Ch. 2025-175) added a 30-day posting deadline, three new required documents on the condo list, and gave the Florida Department of Business and Professional Regulation explicit investigative authority over website violations. As of today, every small Florida condo of 25-149 units that was not previously covered has been non-compliant for four and a half months — and DBPR enforcement just got teeth.
This article is general information about Florida community-association website requirements and is not legal advice. Determining your association's compliance, drafting any board policy, or responding to a DBPR complaint requires your association's attorney. Always engage counsel before relying on any of the operational guidance below.
The deadline most small condos just missed
Section 8 of HB 1021 (Chapter 2024-244, Laws of Florida) does something easy to miss. The general effective date of HB 1021 was July 1, 2024 — but section 8 specifically delays the website-threshold amendment to January 1, 2026. The enrolled bill text reads, in part: "Effective January 1, 2026, paragraph (g) of subsection (12) of section 718.111, Florida Statutes, as amended by this act, is amended to read: … 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."
The 150-unit threshold became a 25-unit threshold on January 1, 2026. Florida has thousands of condominium associations between 25 and 149 units — most of which had never been on the hook for a website before. As of mid-May 2026, those associations have been non-compliant for over four months.
Compliance is not optional. The Division of Florida Condominiums, Timeshares, and Mobile Homes (the DBPR division responsible for condo enforcement) received explicit website-investigation authority in July 2025 under HB 913. Under a separate HB 913 provision now codified at FS 718.501(3), every Florida condominium association has been required since October 1, 2025 to create and maintain an online account with the Division and provide information in an electronic format determined by the Division — giving the Division a centralized registry through which to audit. The combination of explicit website authority plus the registration program means the Division now has both the legal grounds and the practical visibility to enforce.
Two statutes, two different rules
The most common board confusion: assuming the condo and HOA rules are the same. They are not. The two statutes are structured differently, cover different documents, apply at different thresholds, took effect on different dates, and are enforced through different channels. A multi-property management company with a mixed portfolio of condos and HOAs needs to track two separate compliance regimes.
- Condominium associations follow Chapter 718, specifically FS 718.111(12)(g). Current threshold: 25 or more units. DBPR enforcement.
- Homeowners associations follow Chapter 720, specifically FS 720.303(4)(b). Current threshold: 100 or more parcels. Civil and criminal enforcement only — no DBPR.
- Cooperatives follow Chapter 719. No statutory website requirement — though governing documents may independently obligate one. See the cooperative section below.
This article addresses both regimes in parallel. If you are on a condominium board, you can skim the HOA-specific sections. If you are on an HOA board, the condo sections still matter because residents in mixed communities (master HOAs over sub-condos, for example) will ask why their requirements differ.
Website posting is one of several compliance duties the recent statutes added. For the others, see our guides to Florida board member certification, condo EV-charging rules, and HOA solar panel rights — and the 2026 legislative session recap for what changed most recently.
Condo website requirement: FS 718.111(12)(g)
The condo website mandate sits in FS 718.111(12)(g). The statute requires every covered association to post specified documents in digital format, either on a website or through a downloadable mobile application. Either is statutorily sufficient. The website or application may be:
- Wholly owned and operated by the association; or
- Operated by a third-party provider with whom the association obtains the right to operate a page, subpage, web portal, or application dedicated to the association's activities.
This means a vendor-hosted portal (such as yourassociation.vendor.com) satisfies the statute — a custom domain is not required. Compliance is a function of what is posted and how access is structured, not which URL the site lives at.
Mosaic, the Florida HOA and condo operations platform, is one such vendor — its association portals are configured around each community's specific bylaws and handle the public + gated subpage architecture out of the box.
Two access-structure requirements apply simultaneously. The statute requires both:
- The website or application must be accessible through the Internet (in other words, publicly reachable at a known URL).
- The site must contain a subpage, web portal, or other protected electronic location that is inaccessible to the general public and accessible only to unit owners and employees of the association.
Both surfaces are mandatory. A pure-public website is non-compliant. A pure-gated owner portal with no public face is non-compliant. The statute requires both.
The 18 documents every covered condo must post
FS 718.111(12)(g)2 lists 18 categories of documents that must appear on the association's website or mobile application. HB 913 added three of these in 2025 (items e, f, and r below) — bringing the total from 15 to the current 18.
| Item | Document | Note |
|---|---|---|
| a | Recorded declaration of condominium, with each amendment | Governance |
| b | Recorded bylaws and each amendment | Governance |
| c | Articles of incorporation, with each amendment (filed with the FL Department of State) | Governance |
| d | The rules of the association | Governance |
| e | Approved minutes of all board meetings (preceding 12 months) | Added by HB 913 (2025) |
| f | Video recording (or hyperlink) for any meeting conducted by video conference (preceding 12 months) | Added by HB 913 (2025) |
| g | List of executory contracts + list of bids received in past year (bid summaries over $500 kept 1 year) | Financial |
| h | Annual budget required by FS 718.112(2)(f); any proposed budget | Financial |
| i | Financial report required by FS 718.111(13); monthly income/expense statements | Financial |
| j | Certification of each director required by FS 718.112(2)(d)5.b. | Governance |
| k | Contracts/transactions between the association and any director, officer, or related corporation | Conflict of interest |
| l | Any contract or document regarding a conflict (or possible conflict) of interest | Conflict of interest |
| m | Notice of any unit owner meeting + agenda (no later than 14 days before) | Meeting notice |
| n | Notice of any board meeting + agenda (per FS 718.112(2)(c) timeline) | Meeting notice |
| o | Inspection reports per FS 553.899 and FS 718.301(4)(p) and other structural/life-safety inspections | Inspections |
| p | Most recent structural integrity reserve study (SIRS), if applicable | Inspections |
| q | All building permits issued for ongoing or planned construction | Inspections |
| r | All affidavits required by Chapter 718 | Added by HB 913 (2025) |
The statute requires redaction of restricted personal data regardless of where each document is placed. Per FS 718.111(12)(g)3, any record posted online must have personal identifying information removed if it would be restricted from inspection under FS 718.111(12)(c). This applies on both the public and gated sides.
HOA website requirement: FS 720.303(4)(b)
The HOA website mandate is newer — it was created from scratch by HB 1203 (Ch. 2024-221), section 3, and lives at FS 720.303(4)(b). Unlike the condo rule, which has been on the books since 2017 and was just lowered, the HOA rule did not exist before HB 1203.
The statute's opening sentence is direct: "By January 1, 2025, an association that has 100 or more parcels shall post the following documents on its website or make available such documents through an application that can be downloaded on a mobile device." There is no graduated phase-in. Every HOA of 100 or more parcels has been on the hook since January 1, 2025 — nearly 17 months as of today.
The "parcel" definition matters. Per FS 720.301(11), "parcel" means a platted or unplatted lot, tract, unit, or other subdivision of real property within the community. Recreational and common-area lots typically do not count toward the threshold. Associations near the 100-parcel line should pull the actual count from the county property appraiser, not from the original developer's marketing materials.
The dual-access structure is identical to the condo rule: the website or application must be publicly reachable on the Internet AND must contain a gated subpage accessible only to parcel owners and employees of the association.
The 13 documents every covered HOA must post
FS 720.303(4)(b)1 lists 13 categories of required documents. The list overlaps substantially with the condo list but has two notable differences: HOAs are not required to post board meeting minutes or video recordings (the items HB 913 added for condos), but HOAs are required to post the association's current insurance policies — an item that does not appear in the condo statute.
| Item | Document | Note |
|---|---|---|
| a | Articles of incorporation and each amendment | Governance |
| b | Recorded bylaws and each amendment | Governance |
| c | Declaration of covenants and each amendment | Governance |
| d | Current rules of the association | Governance |
| e | List of current executory contracts + list of bids received in past year | Financial |
| f | Annual budget required by FS 720.303(6); any proposed annual-meeting budget | Financial |
| g | Financial report required by FS 720.303(7); monthly income/expense statements | Financial |
| h | The association's current insurance policies | HOA-only requirement |
| i | Certification of each director required by FS 720.3033(1)(a) | Governance |
| j | Contracts/transactions between the association and any director, officer, or related corporation | Conflict of interest |
| k | Any contract or document regarding a conflict (or possible conflict) of interest | Conflict of interest |
| l | Notice of any member meeting and agenda (no later than 14 days before) | Meeting notice |
| m | Notice of any board meeting, agenda, and any required document for the meeting | Meeting notice |
Posting the current insurance policies is the most operationally awkward item for HOA boards. Master policies are long, technical, and often include declarations pages with broker contact information that owners can misuse. Many associations post the declarations page summary plus the named insured / coverage section, redacting personal information — check with your association's attorney on the appropriate level of detail.
Side-by-side: condo vs HOA
This is the comparison your board will reference any time someone asks why the rules feel similar but not identical.
| Element | Condo (FS 718.111(12)(g)) | HOA (FS 720.303(4)(b)) |
|---|---|---|
| Threshold | 25+ units (excludes timeshares) | 100+ parcels |
| Effective date | January 1, 2026 (for newly-covered 25-149 unit associations) | January 1, 2025 |
| Number of required documents | 18 categories (15 before HB 913) | 13 categories |
| Posting deadline per record | 30 days after creation/receipt | "Current copy" (no fixed deadline) |
| Board minutes posting | Required (preceding 12 months) | Not required |
| Video-conference recording posting | Required (preceding 12 months) | Not required |
| Insurance policy posting | Not required | Required (item h) |
| Building permit posting | Required | Not required |
| Affidavit posting | Required (HB 913) | Not required |
| Public + owner-only structure | Required | Required |
| Mobile app substitute permitted | Yes | Yes |
| Third-party vendor host permitted | Yes | Yes |
| State regulator | DBPR Division of Condominiums (post-turnover) | None — civil and criminal only |
| Civil penalty cap | Up to $5,000 per violation (DBPR) | $50/day owner damages |
What about cooperatives (Chapter 719)?
No statutory website requirement applies to cooperatives. FS 719.104, the official-records section for cooperatives, does not impose a website obligation. FS 719.106 references a website only conditionally — e.g., for posting the structural integrity reserve study summary if the association already has one — but the conditional reference does not create a free-standing mandate. HB 913 made many cooperative changes that parallel the condo amendments but did not extend the website mandate to Chapter 719.
Cooperative boards should nonetheless confirm whether their own governing documents independently obligate a website. Those private obligations are enforceable as a matter of contract law, even though Chapter 719 does not impose them. If your co-op declaration or bylaws reference a website, treat it as binding.
The 30-day posting deadline (new in 2025)
HB 913 added a hard 30-day posting deadline to the condo statute. The current text of FS 718.111(12)(g) reads: "Unless a shorter period is otherwise required, a document must be made available on the association's website or made available for download through an application on a mobile device within 30 days after the association receives or creates an official record specified in subparagraph 2."
The clock starts on the later of receipt or creation. For an executed contract returned by the vendor three weeks after the board signed, the 30-day clock starts when the fully-executed copy arrives, not when the board first executed.
Shorter statutory deadlines override the 30-day default for two important items:
- Unit owner meeting notices and agendas must be posted at least 14 days before the meeting (per FS 718.111(12)(g)2.m).
- Board meeting notices, agendas, and required documents must be posted per the timeline in FS 718.112(2)(c) — typically 48 hours before the meeting for regular board meetings.
The HOA statute does not impose an equivalent 30-day deadline. It requires a "current copy" of each document — which case law treats as a similar real-time obligation in practice, but without the bright-line clock.
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Public vs owner-only: what goes where
Both statutes require the dual-access structure but neither tells you which documents belong on which side. The decision is left to the board, with one statutory constraint: any personal identifying information that would be restricted from inspection under the records-access provisions (FS 718.111(12)(c) for condos, FS 720.303(5) for HOAs) must be redacted regardless of placement.
The conservative reading most Florida community-association attorneys recommend:
- Public side: governing documents (declaration, bylaws, articles, rules), meeting notices and agendas, structural inspection summaries (with personal information redacted), SIRS summaries, and building permits.
- Owner-only gated side: annual budgets, financial reports and monthly income/expense statements, board minutes, video-conference meeting recordings, director certifications (which contain home addresses), contracts and conflict-of-interest documents, and insurance policies (HOA).
Boards most commonly err in the other direction — posting financial reports, full contracts (which may include vendor bank account routing numbers), and director certifications on the public side without redaction. That is a records-access violation that can be enforced by either a private owner action or, for condos, by DBPR. When in doubt, place a document behind the owner-only gate.
Enforcement: DBPR for condos, lawsuits for HOAs
The enforcement track is the single biggest practical difference between the condo and HOA rules.
Condo enforcement — DBPR (newly enabled by HB 913)
Before July 2025, DBPR's investigative authority over website violations was implicit at best. HB 913 fixed that. The bill added FS 718.501(1)(u), which reads: "If the division receives a complaint regarding access to official records on the association's website or through an application that can be downloaded on a mobile device under s. 718.111(12)(g), the division may request access to the association's website or application and investigate. The division may adopt rules to carry out this paragraph."
The Division can now formally investigate a website complaint, request access, and pursue civil penalties of up to $5,000 per violation under FS 718.501(1)(e). The October 1, 2025 online-account registration program under FS 718.501(3) also gives the Division a centralized point of contact with every condo association in the state, which simplifies any audit or complaint workflow that begins with "we tried to reach the association."
The condo statute contains a softener at FS 718.111(12)(g)4: failure to post does not, by itself, invalidate any board action or decision. That protects the legitimacy of board operations but does not eliminate the underlying regulatory and civil liability for non-posting.
HOA enforcement — civil suits and criminal charges (no DBPR)
Florida's HOA chapter is materially un-regulated at the agency level. DBPR's jurisdiction over Chapter 720 is limited to election and recall arbitration. Website violations are enforced through the general records-access framework of FS 720.303(5):
- $50 per day damages for willful failure to release records (rebuttable presumption after 10 business days; the count begins on the 11th business day).
- Second-degree misdemeanor (up to 60 days in jail / $500 fine) for a director, board member, or community-association manager who "knowingly, willfully, and repeatedly" violates the records-access requirement with intent to harm the association or its members. "Repeatedly" is statutorily defined as two or more violations within a 12-month period.
- Third-degree felony (up to 5 years in prison / $5,000 fine) for willfully refusing to release records to avoid detection of a crime.
The civil $50/day damages are the most common enforcement reality for HOA website non-compliance. Aggrieved owners file in county court; the burden is low; the standard exposure compounds quickly. A six-month dispute over a missing financial report can reach $9,000 in damages plus the owner's attorney fees.
A 6-step compliance audit you can run this week
The simplest way to know whether your association is compliant is to actually try to access every required document — from a logged-out browser session, the same way DBPR or a complaining owner would. Walk through these six steps.
- Open your association's URL in a private/incognito browser window. If you cannot find the URL, that is the first compliance gap. Every Florida condo association is now required to register its URL with DBPR. If yours is not registered, fix that first.
- Confirm the public side loads without requiring any login. Note which documents are visible to the public.
- Locate the owner-only subpage or login portal. Confirm it exists. Confirm it requires authentication. Confirm an owner can actually log in. (Test with a real owner credential, not the manager's master account.)
- Run through the document checklist for your association type. For condos, work down the 18 categories from the table above. For HOAs, the 13 categories. Mark each as "present and current," "present but stale," or "missing."
- Spot-check the redaction. Open any contract or financial document. Verify that personal identifying information (account numbers, social-security-related digits, home addresses for individuals other than officers acting in their official capacity) has been redacted. Boards routinely fail this step.
- Check the 30-day deadline (condos only). Pick any document created or received in the last 60 days — an executed vendor contract, the most recent monthly income statement, the latest board meeting minutes. Confirm the posted-date is within 30 days of the creation/receipt date. If it is not, document the delay in your audit notes and tighten the posting workflow.
If your audit surfaces compliance gaps, document them in board meeting minutes and set a remediation deadline. A documented good-faith remediation effort is your strongest defense if a complaint is filed later. Trying to backfill quietly after a complaint hits is much worse than acknowledging the gap and fixing it transparently. If a DBPR complaint or an owner records demand has already landed, engage a Florida community-association attorney before responding.
If your current setup makes hitting the 30-day deadline hard (board minutes still living in email threads, contracts still in a manager's filing cabinet, financial reports posted manually by a volunteer treasurer when they remember), the structural fix is a platform that publishes the record at the moment it is created or received. Mosaic and similar compliance-focused association tools handle this by design.
Key takeaways
- The condo threshold dropped from 150 units to 25 units on January 1, 2026. Thousands of small Florida condos that never had a website obligation now do.
- HOAs of 100+ parcels have been on the hook since January 1, 2025. The HOA rule was created by HB 1203 (Ch. 2024-221) and is more than a year old.
- Condo boards must post 18 categories of documents — up from 15 before HB 913 added board minutes, video-conference recordings, and required affidavits.
- HOAs must post 13 categories, including the unique requirement of posting the association's current insurance policies.
- The 30-day posting deadline (condos only) is new in 2025 and starts on the later of receipt or creation of the record.
- DBPR enforcement is now active for condo website violations under HB 913, with up to $5,000 per violation, explicit website-investigation authority under FS 718.501(1)(u), and the October 2025 online-account registration program (FS 718.501(3)) giving the Division centralized visibility into every association.
- HOA enforcement runs through civil suits and criminal charges — no DBPR jurisdiction. $50/day damages compound quickly.
- Both regimes require the dual public + owner-only structure. A pure-public website or pure-gated portal is non-compliant.
- Cooperatives (Chapter 719) are not statutorily covered — but their own governing documents may impose a website obligation.
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