New Website & Transparency Requirements for Florida Condo Associations Effective January, 1 2026
Florida is dramatically expanding digital transparency for condominium associations — and compliance is not optional. Starting January 1, 2026, under Florida Statute 718.111, as amended, condominium associations with 25 or more units (excluding timeshare units) must establish and maintain an official association website or secure portal that provides unit owners online access to key association records and documents. This is a significant expansion from previous law, which only applied to condos with 150 or more units.
What the Law Says About Transparency
Florida law specifies a broad list of records that must be made available on the association’s secure website or app. Key categories include:
• Recorded Declaration of Condominium and all amendments
• Articles of Incorporation and amendments
• Bylaws and amendments
• Rules and regulations of the association
• Notices and agendas for upcoming unit owner and board meetings must be posted in accordance with statutory advance timing requirements.
• Any documents to be considered at meetings (at least 7 days before)
• Approved minutes of all board meetings over the preceding 12 months
• Video recordings or links to recordings of meetings conducted via electronic means for the past year
• The annual budget and any proposed budget
• Financial reports and monthly statements to be considered at meetings
• A list of all executory contracts or documents to which the association is a party
• Summaries of bids received in the past year for materials, equipment, or services
• Inspector-prepared structural integrity and life safety inspection reports
• The most recent structural integrity reserve study (SIRS), if applicable
• Copies of all building permits issued for ongoing or planned construction
• Affidavits required under Chapter 718
How Your Website Helps with Compliance
The law requires that websites or portals include a protected electronic location that is accessible only to unit owners and authorized association employees. The association must provide owners with username and password access to required records online.
Once a document or notice is received or created, it must generally be posted online within 30 days. Meeting notices, agendas, and related materials have additional pre-meeting timing requirements.
Practical board actions to comply and avoid owner complaints, litigation, or statutory violations, condo boards should:
✔ Inventory required documents and notices
✔ Ensure current records are uploaded to the website
✔ Establish internal processes for posting new notices and records promptly
✔ Coordinate with counsel and management to confirm restriction or redaction of protected data
Bottom Line - Digital transparency isn’t just good governance — it’s now state law for most Florida condo associations. Boards should treat website compliance as a top priority initiative, not a technical afterthought.