Articles · Member rights · State guide
Florida HOA and Condo Website Requirements: What Must Be Posted
Short answer: Under Florida law as of September 23, 2026, an HOA with 100 or more parcels had to post required documents on a website, or make them available through a downloadable mobile app, by January 1, 2025 (Fla. Stat. § 720.303(4)(b)1). An association managing a condominium with 25 or more units that does not contain timeshare units has a similar duty from January 1, 2026 (Fla. Stat. § 718.111(12)(g)1). We found no penalty sentence for an HOA that fails to post in § 720.303(4).
Last checked: September 23, 2026. Covers: Florida Statutes Chapter 720 (HOAs) and Chapter 718 (condominiums). Department rules, court decisions and local rules were not reviewed.
Which associations must have a website or app?
HOAs: those with 100 or more parcels (§ 720.303(4)(b)1). A “parcel” in Chapter 720 is a lot, tract, unit or other subdivision of real property that can be conveyed separately, whose owner must belong to the association and pay assessments that may become a lien (§ 720.301(11)).
Condominiums: associations managing a condominium with 25 or more units that does not contain timeshare units (§ 718.111(12)(g)1). The January 1, 2026 start date comes from the chapter laws, and the codified text no longer carries the date. Chapter 2024-244, section 8, is headed “Effective January 1, 2026” and amended the paragraph to read 25 units. Chapter 2025-175, section 18, amended that section 8 and kept the January 1, 2026 date. The earlier threshold was 150 or more units, by January 1, 2019.
What must be posted?
For an HOA, the statute lists (§ 720.303(4)(b)1):
- articles of incorporation, recorded bylaws and the declaration, each with amendments
- current rules
- a list of current executory contracts and, after bidding closes, a list of bids received within the past year
- the annual budget and any proposed budget
- the financial report, and any monthly income or expense statement to be considered
- current insurance policies
- director certifications (see Florida director certification)
- contracts or transactions with directors and officers, and conflict-of-interest documents
- notices and agendas of member meetings at least 14 days before, and documents to be voted on or listed on an agenda at least 7 days before
- board meeting notices, agendas and documents by the notice deadline
The statute’s HOA posting list does not include meeting minutes. Minutes are official records that members may inspect (§ 720.303(4)(a)6).
For a condo, the list has the declaration, bylaws, articles, rules, budget, financial report, executory contracts and bids, director certifications, director and officer contracts and conflict-of-interest documents, and the same meeting-notice timing (§ 718.111(12)(g)2). It adds:
- approved minutes of board meetings over the preceding 12 months
- the video recording, or a hyperlink to it, for meetings held by video conference over the preceding 12 months
- inspection reports, the most recent structural integrity reserve study if applicable, copies of building permits issued for ongoing or planned construction, and affidavits required by the chapter
What is the 30-day rule?
For condos, a document must be made available “within 30 days” after the association receives or creates an official record specified in the statute’s posting paragraph, unless a shorter period is otherwise required (§ 718.111(12)(g)1). That cross-reference is to the whole document list the statute requires posted (subparagraph 2, items a through r — declaration, bylaws, minutes, budget and the rest), not to a single item on it. We did not find a 30-day rule in the HOA text (§ 720.303(4)(b)). HOA items have their own timing, such as the 14-day and 7-day meeting deadlines above.
What is the owner-only area?
The website or app must have a protected electronic location that is inaccessible to the general public and accessible only to parcel owners and association employees (§ 720.303(4)(b)2-4). For an HOA, the association must give a parcel owner a username and password, and access to the protected sections, on the owner’s written request. The condo text is similar (§ 718.111(12)(g)1.b-c).
What must be redacted?
Information that the records statute protects must not be posted, and the association must ensure it is redacted first (§ 720.303(4)(b)4). The association or its authorized agent is not liable for disclosing protected information unless the disclosure was made with “knowing or intentional disregard” of its protected nature. The condo text has the same posting rule and the same liability shield (§ 718.111(12)(g)3). For the protected categories, see the Florida records request guide.
What if the association does not post?
For HOAs, we found no sentence in § 720.303(4) setting a penalty or a safe harbor for failing to post. For condos, the statute says a failure to post the information required under subparagraph 2 “is not in and of itself sufficient to invalidate any action or decision” of the board or its committees (§ 718.111(12)(g)4). We found no specific fine for failing to post in § 720.303(4) or § 718.111(12)(g). That is a result of our reading of those sections, not proof that nothing can follow, so ask an attorney if the question matters.
What about the property manager?
If an association is required to keep official records on a website or app, it must also post the name and contact information, hours of availability and summary of duties of each community association manager or management-firm representative assigned to it (Fla. Stat. § 468.4334(3)(b)).
How do the two compare?
| HOA (ch. 720) | Condo (ch. 718) | |
|---|---|---|
| Who | 100 or more parcels | Condominium with 25 or more units and no timeshare units |
| Start | January 1, 2025 | January 1, 2026 (earlier: 150 units) |
| Posting deadline | Item-specific | 30 days after receipt or creation, or sooner if required |
| Minutes on the site | Not on the statute’s list | Approved board minutes, past 12 months |
| Failure to post | No penalty sentence found | Not by itself grounds to invalidate a board action |
What to do next
- Count your parcels or units to see which threshold applies.
- Look for the association’s website or app and check it against the lists above.
- If you are an owner, ask in writing for a username and password to the protected area.
- If you are on the board, decide who posts, and how, and write down the dates.
- If posting is not happening, a records request is another way to get documents: see how to request your HOA’s records.
Common questions
Does my HOA have to have a website in Florida? If it has 100 or more parcels, it must post the listed documents on a website or make them available through a downloadable app (Fla. Stat. § 720.303(4)(b)1). We did not find a website duty for smaller HOAs in § 720.303(4)(b).
Do Florida condos need a website? An association managing a condominium with 25 or more units that does not contain timeshare units must post digital copies, starting January 1, 2026 (Fla. Stat. § 718.111(12)(g)1). Read Florida condo association laws for more.
Must an HOA post meeting minutes online? The statute’s HOA posting list does not include minutes (§ 720.303(4)(b)1). Condos must post approved board minutes for the preceding 12 months (§ 718.111(12)(g)2.e).
Is there a fine for not posting? We found no specific fine in the HOA or condo posting provisions we read. See the section above.
Sources
Checked September 23, 2026.
- Fla. Stat. § 720.303 (https://www.flsenate.gov/laws/statutes/2026/720.303); § 720.301 (https://www.flsenate.gov/laws/statutes/2026/720.301)
- Fla. Stat. § 718.111 (https://www.flsenate.gov/laws/statutes/2026/718.111); § 468.4334 (https://www.flsenate.gov/laws/statutes/2026/468.4334)
- Ch. 2024-221 (https://laws.flrules.org/2024/221); ch. 2024-244 (https://laws.flrules.org/2024/244); ch. 2025-175 (https://laws.flrules.org/2025/175)
Important notice
Fycus is not a law firm and does not provide legal advice. Association law varies by state and by each community’s governing documents. Consult a licensed attorney for guidance specific to your association.
This page is general information, was written from official statute text as of September 23, 2026, and has not been reviewed by an attorney. Laws change; check the current text before you rely on it.
About Fycus
Fycus is in development. The features described on this site are planned and not yet available. Pricing shown is planned pilot pricing and may change.
If one place for your association’s documents, deadlines and questions would help your board, you can request early access.