Florida’s HOA website law, explained.
Since January 1, 2025, Florida HOAs with 100 or more parcels must post their official records online, in a members-only portal. Here is exactly what section 720.303 requires, and a checklist to see where your community stands.
Who the law covers
House Bill 1203 rewrote large parts of Chapter 720, the Florida statute governing homeowners associations. The website rule is section 720.303(4)(b): an association with 100 or more parcels had to post digital copies of specified official records on a website, or make them available through a mobile app, by January 1, 2025.
If your community is under 100 parcels, the website requirement does not apply to you. You still have to keep official records and produce them when an owner asks, and many smaller boards post them online anyway because it ends the records-request back and forth.
Condominium associations follow a different section with a lower threshold: under section 718.111(12)(g), condos with 25 or more units must do the same.
What must be posted
The statute lists the records an association must keep current on its site. Tick off what your community already posts:
Records to post digitally
How they must be accessible
Item wording is summarized from section 720.303(4)(b), Florida Statutes. Check the current statute text before relying on it, and ask your association’s attorney about anything specific to your community.
The part most boards miss: it cannot just be public
The records do not go on a public homepage. Section 720.303(4)(b)2 requires a protected section that is inaccessible to the general public and open only to parcel owners and association employees. When an owner asks in writing, the association must issue them a username, password, and access. Protected or confidential information has to be redacted before documents go up.
That is why a free website builder or a Facebook group does not get you compliant: the law is describing a members-only portal with individual owner accounts.
What happens if you ignore it
Honest answer: no state agency is checking. Florida’s DBPR has no statutory authority to investigate complaints against homeowners associations, so there is no inspector and no automatic fine.
The exposure comes from your own members. Any owner can demand official records, and section 720.303(5) puts teeth behind it: a willful failure to provide records within 10 business days carries minimum damages of 50 dollars per day for up to 10 days, plus attorney fees in a records lawsuit, and knowing violations can rise to criminal misdemeanors. Boards that are out of compliance hand every frustrated owner an easy lever.
A current, members-only records portal removes the lever. Owners look things up themselves, and the board has a timestamped answer to “why wasn’t this available?”
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.
Financial documents live alongside the rest, and boards can publish reports residents actually open.
The community calendar carries every meeting with its agenda attached, and residents get notified.
The entire portal is private by default. Residents 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 HOAs are required to have a website?
Homeowners associations with 100 or more parcels. Section 720.303(4)(b), added by HB 1203, required them to post digital copies of specified official records on a website or mobile app by January 1, 2025. Associations under 100 parcels are exempt from the website requirement, though every Florida HOA still has to keep official records and make them available to owners on request.
Does a mobile app count instead of a website?
Yes. The statute allows the records to be made available through an application that can be downloaded on a mobile device instead of a website.
Can we just post everything on a public website or a Facebook group?
No. The statute requires the records to live in a protected section that is inaccessible to the general public and accessible only to parcel owners and employees, and the association must issue a username and password to any parcel owner who requests access in writing. A public page or a social media group does not satisfy that.
What happens if our HOA does not comply?
No Florida agency polices HOA websites, so nobody fines you automatically. The real exposure is owner disputes: an owner can demand records, and a willful failure to provide them within 10 business days carries minimum damages of 50 dollars per day for up to 10 days under section 720.303(5), with criminal penalties possible for knowing violations. A compliant portal turns most records requests into self-serve lookups.
What about condo associations?
Condominiums have their own, stricter rule. Under section 718.111(12)(g), a condo association with 25 or more units must post digital copies of official records on a website or mobile app, with the same kind of protected owners-only access.
Does neighbors.fyi satisfy the requirement?
It gives you the infrastructure the statute describes: a members-only portal that the public cannot open, resident accounts with credentials, a document library for governing documents, 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.
See where your community stands.
Start a free 14-day trial, upload your documents, and invite your board. No contract, no setup fee.
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.