Florida’s condo website law, explained.
Since January 1, 2026, Florida condominium associations with 25 or more units must post their official records online, in an owners-only portal. The threshold used to be 150 units, so thousands of buildings were covered for the first time. Here is exactly what section 718.111(12)(g) requires, and a checklist to see where your association stands.
Who the law covers
Section 718.111(12)(g) applies to an association managing a condominium with 25 or more units that does not contain timeshare units. It must post digital copies of the records listed below on a website, or make them available through an application that can be downloaded on a mobile device.
This is a recent change, and it is the reason so many boards are behind. Until January 1, 2026 the requirement started at 150 units and had been in place since 2019. Chapter 2024-244 lowered the threshold to 25. An association with 40 units had never been subject to a website rule in its life, and then was.
If you are a homeowners association rather than a condominium, a different chapter applies to you, with a different threshold and a shorter list of records. Read our Florida HOA website law guide instead.
Condo and HOA rules are not the same rule
These two requirements get treated as one thing constantly, including by software vendors selling compliance. They are separate statutes in separate chapters, and they differ on nearly every dimension that matters:
| Condominium | Homeowners association | |
|---|---|---|
| Threshold | 25 or more units, excluding timeshare condominiums | 100 or more parcels |
| Statute | Section 718.111(12)(g), Chapter 718 | Section 720.303(4)(b), Chapter 720 |
| In force since | January 1, 2026, lowered from 150 units by chapter 2024-244 | January 1, 2025, added by HB 1203 |
| Records enumerated | Eighteen, including video recordings, milestone inspections, reserve studies, and permits | Twelve, with no inspection or permit categories |
| State regulator | Yes. The Division retains post-turnover jurisdiction over records access procedures | No. No Florida agency investigates HOA complaints |
What must be posted
Subparagraph 718.111(12)(g)2 enumerates eighteen items. Tick off what your association already posts:
Records to post digitally
How they must be accessible
Item wording is summarized from section 718.111(12)(g), Florida Statutes. Check the current statute text before relying on it, and ask your association’s attorney about anything specific to your building.
The part most boards miss: it cannot just be public
The records do not go on a public homepage. The statute requires a subpage, web portal, or other protected electronic location that is inaccessible to the general public and accessible only to unit owners and employees. When an owner asks in writing, the association must provide a username, password, and access to the protected sections. Protected or confidential information has to be redacted before documents go up.
There is also an ongoing duty that trips up associations who treat this as a one-time project: records must be posted within 30 days after the association receives or creates them. A site that was accurate in January and untouched since is not compliant now.
That is why a free website builder, a shared cloud drive, or a Facebook group does not get you there: the statute is describing an owners-only portal with individual accounts and a maintenance rhythm.
What happens if you ignore it
Here the condo answer genuinely differs from the HOA answer, and it is worth being precise about why.
Your own owners. Any unit owner can make a written records request. Section 718.111(12)(c) gives the association 10 working days, and a failure to provide access creates a rebuttable presumption of willfulness carrying minimum damages of 50 dollars per calendar day for up to 10 days, beginning on the 11th working day. An owner who prevails after being knowingly denied access can recover attorney fees.
A state regulator. Homeowners associations do not have one. Condominiums do. Under section 718.501(1), the Division of Florida Condominiums, Timeshares, and Mobile Homes keeps jurisdiction after developer turnover over an enumerated set of matters that includes procedures for unit owner access to official records, and section 718.501(1)(e)6 allows a civil penalty imposed for each day of a continuing violation, capped at 5,000 dollars for any one offense.
A current, owners-only records portal removes both levers. Owners look things up themselves, and the board has a timestamped answer to “why wasn’t this available?”
Section 718.111(13) does not carry a 5,000 dollar fine.
A number of vendor pages and blog posts state that condo associations face penalties “up to 5,000 dollars per section 718.111 subsection (13).” That citation is wrong. Subsection (13) of section 718.111 is titled FINANCIAL REPORTING. It governs the annual financial report, the revenue thresholds that decide whether you need a compilation, review, or audit, and how the report gets delivered to owners. It imposes no penalty for anything, and you can read it on the Legislature’s site and confirm that in about thirty seconds.
The 5,000 dollar figure is real, but it comes from section 718.501(1)(e)6, which is the Division’s civil penalty authority, in an entirely different statute. We are pointing this out because a board that goes looking for the fine in 718.111(13) will not find it, conclude the whole warning was invented, and stop reading. The requirement is real. The common citation for it is not.
Getting compliant without building a website
neighbors.fyi is a private, residents-only community portal, which is the shape the statute describes. Here is how the requirements map:
The document library holds them in organized folders, visible to every resident and only to residents.
The same library takes them as their own folders, so the newer Chapter 718 categories are not an afterthought stapled onto a generic file share.
Financial documents live alongside the rest, and boards can publish reports owners actually read.
The community calendar carries every meeting with its agenda attached, minutes stay posted afterward, and owners get notified.
The entire portal is private by default. Owners sign in with their own accounts, and boards approve who gets in.
Your board uploads its current records once, keeps them current as they change, and the access requirements are simply how the product already works. Setup is measured in an afternoon, not a web project.
Common questions
Which Florida condo associations must have a website?
An association managing a condominium with 25 or more units that does not contain timeshare units. Section 718.111(12)(g) requires it to post digital copies of specified official records on a website, or make them available through an application that can be downloaded on a mobile device. The threshold used to be 150 units; chapter 2024-244 lowered it to 25, effective January 1, 2026.
When was the deadline?
January 1, 2026, which has already passed. Associations between 25 and 149 units were newly covered on that date, and many of them had never been subject to a website requirement before, so this is the group most likely to still be out of compliance.
Is the condo rule the same as the HOA rule under HB 1203?
No, and the two get confused constantly. Homeowners associations follow section 720.303(4)(b), which starts at 100 parcels and lists twelve categories of records. Condominiums follow section 718.111(12)(g), which starts at 25 units and lists eighteen, including video recordings of virtual meetings, milestone inspection reports, structural integrity reserve studies, and building permits. If you are an HOA rather than a condo, read our HB 1203 guide instead.
Can we post the records on a public website?
No. The statute requires a subpage, portal, or other protected electronic location that is inaccessible to the general public and accessible only to unit owners and employees. On written request, the association must give a unit owner a username, password, and access. Protected or confidential information has to be redacted before anything is posted.
How quickly do new records have to go up?
Within 30 days after the association receives or creates the record. Notice of a unit owner meeting has its own timing: it must be posted at least 14 days before the meeting and linked conspicuously from the front page of the site.
What are the actual penalties for a condo association?
Two separate exposures, and neither is the one commonly cited online. First, an owner who makes a written records request and does not get access within 10 working days can claim minimum damages of 50 dollars per calendar day for up to 10 days, beginning on the 11th working day, under section 718.111(12)(c), plus attorney fees where access was knowingly denied. Second, unlike homeowners associations, condominiums have a state regulator: the Division of Florida Condominiums, Timeshares, and Mobile Homes retains jurisdiction after turnover over procedures including unit owner access to official records, and section 718.501(1)(e)6 allows civil penalties assessed per day of continuing violation, capped at 5,000 dollars for any one offense.
Does section 718.111(13) impose a 5,000 dollar fine for not having a website?
No. That claim circulates widely and the citation is simply wrong. Subsection (13) of section 718.111 is titled FINANCIAL REPORTING and governs annual financial statements and their delivery to unit owners. It contains no penalty for anything. The division’s civil penalty authority, including the 5,000 dollar cap, lives in section 718.501(1)(e), a different statute.
Does neighbors.fyi satisfy the requirement?
It gives you the infrastructure the statute describes: an owners-only portal the public cannot open, unit owner accounts with their own credentials, a document library for governing documents, inspection reports, reserve studies, permits, insurance and contracts, budgets and financial reports, and meeting notices on a shared calendar. Your board still has to upload its current records and keep them current. The Community plan covers everything on the checklist.
Sources
Every legal statement on this page was checked against the primary text below, published by the State of Florida. We link it so you do not have to take our word for any of it. Last verified August 14, 2026.
- s. 718.111(12)(g), Fla. Stat.(opens on the State of Florida website)
The condominium website requirement: the 25-unit threshold, all eighteen records that must be posted, the 30-day posting duty, and the owners-only access rules.
- Ch. 2024-244, Laws of Fla.(opens on the State of Florida website)
The 2024 act that lowered the condominium website threshold from 150 units to 25, effective January 1, 2026.
- s. 718.111(12)(c), Fla. Stat.(opens on the State of Florida website)
Owner records requests against a condo association: the 10-working-day deadline, minimum damages of $50 per day for up to 10 days, and attorney fees.
- s. 718.111(13), Fla. Stat.(opens on the State of Florida website)
Condominium financial reporting. Linked here so you can confirm for yourself that it contains no penalty, contrary to a citation repeated widely online.
- s. 718.501, Fla. Stat.(opens on the State of Florida website)
The Division of Florida Condominiums, Timeshares, and Mobile Homes: what it may investigate after turnover, and its civil penalty authority including the $5,000 cap.
- s. 720.303(4)(b), Fla. Stat.(opens on the State of Florida website)
The HOA website requirement: which associations are covered, the records that must be posted, and the protected members-only access rules.
The financial reporting link is included deliberately. It is the subsection commonly, and wrongly, cited as the source of a 5,000 dollar website penalty, and reading it is the fastest way to confirm that it imposes none.
Florida publishes a new edition of its statutes each year and the Legislature amends these chapters often. If you are reading this well after the verification date above, check the current text before relying on it.
See where your association stands.
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This guide is general information about Florida law, not legal advice. Statute text changes; verify against the current Florida Statutes and consult your association’s attorney for your specific situation.