Florida Condominium Records
Florida Condo Website Requirements: §718.111(12)(g) Guide
Florida condominium associations with 25 or more units, other than those with timeshare units, must post digital copies of specified official records on a website or app under §718.111(12)(g), Florida Statutes, effective January 1, 2026. This guide summarizes what the statute says and how it differs for homeowners’ associations and cooperatives.
Who the requirement applies to
Under §718.111(12)(g), Florida Statutes, condominium associations with 25 or more units, other than those with timeshare units, must post digital copies of specified official records on a website or make them available through a mobile application.
When it took effect
The requirement took effect on January 1, 2026, under §718.111(12)(g), Florida Statutes (enacted by HB 1021, 2024).
What records are covered, and when
The statute lists the official records to be provided digitally, including:
- The declaration, bylaws, articles of incorporation, and rules
- Approved board meeting minutes from the preceding 12 months
- Budgets and financial reports
- Other records listed in the statute
The records are generally to be provided within 30 days of creation or receipt, and some items, such as meeting notices, have their own timing. Read the current statute text and confirm the details with your association’s legal counsel.
Records that are not accessible to unit owners, such as privileged records and personal identifying information, must not be posted and must be redacted before posting.
Who can operate the website
For condominium associations, §718.111(12)(g) expressly allows the required website, application, or web portal to be operated by a third-party provider. The association remains responsible for the records it posts.
How HOAs and cooperatives differ
- Condominiums: §718.111(12)(g), associations with 25 or more units, other than those with timeshare units, effective January 1, 2026.
- Homeowners’ associations: §720.303(4)(b), associations with 100 or more parcels, effective January 1, 2025. It requires the association’s website or application and does not address who operates it.
- Cooperatives: Florida law does not currently impose an equivalent website requirement on cooperative associations.
How MyRecordSite fits
MyRecordSite is a separate subscription software platform for association websites and records. It is designed to help associations provide a protected, owner-only area for these records. It is infrastructure, not a compliance guarantee, and it is not part of SmartLedger’s bookkeeping and financial-management services. MyRecordSite hosts financial reports provided by the association but does not prepare or verify them. Compliance with Florida law depends on your association’s own records and practices.
Frequently asked questions
Does my condominium association need a website?
Florida condominium associations with 25 or more units, other than those with timeshare units, are required to post digital copies of specified official records on a website or make them available through a mobile application under §718.111(12)(g), Florida Statutes, effective January 1, 2026. Confirm how it applies to your association with your own legal counsel.
What records are covered?
The statute lists the records, including the declaration, bylaws, articles of incorporation, rules, approved board meeting minutes from the preceding 12 months, budgets and financial reports, and other listed records, generally to be provided within 30 days of creation or receipt, with some items having their own timing. Review the current statute text and confirm the details with your own legal counsel.
Can a third party operate the website?
For condominium associations, §718.111(12)(g), Florida Statutes, expressly allows the required website, application, or web portal to be operated by a third-party provider. The association remains responsible for the records it posts.
Does the same rule apply to HOAs and cooperatives?
No. Homeowners' associations with 100 or more parcels have a separate requirement under §720.303(4)(b), Florida Statutes, effective January 1, 2025. It requires the association's website or application and does not address who operates it. Florida law does not currently impose an equivalent website requirement on cooperative associations.
Does MyRecordSite guarantee statutory compliance?
No. MyRecordSite provides infrastructure designed to help associations organize and provide access to their records. Whether an association meets the legal requirements that apply to it, in Florida or any other state, depends on the association's own records and practices. We recommend confirming your specific requirements with your association's legal counsel.
This information reflects our understanding of Florida law as of the date above and is provided for general awareness. It is not legal advice. Associations should confirm current requirements with their own legal counsel.