Florida Statute 718: Condo Website Requirements, Access, and Redaction

Florida condo association website requirements apply to every association that manages 25 or more non-timeshare units, and they cover both what the site must contain and how quickly documents have to go up. The rules live in Chapter 718 of the Florida Statutes. Associations with 150 or more units have had to comply since January 1, 2019. Associations with 25 to 149 units must be operational by January 1, 2026.¹²

Associations under 25 units are exempt. If your community crosses the 25-unit threshold after the compliance dates, the obligation kicks in immediately. The statute counts units, not owners, so one person holding several units does not shrink the count.

What Has to Be on the Website

The statute lists a specific set of records that must appear in digital form on the site or app. Unless a shorter deadline applies to a particular item, each document has to be posted within 30 days after the association creates or receives it.¹

Governing Documents

The recorded declaration of condominium for each condominium the association operates, plus every recorded amendment.
The recorded bylaws and all amendments.
The articles of incorporation filed with the Florida Department of State, plus any amendments.
The association’s current rules.³

Financial Records

The annual budget and any proposed budget for the current fiscal year.
The most recent financial report and any proposed financial report.
A certification page for each director on the board.
Summaries of bids for materials, equipment, or services exceeding $500, which stay on the site for one year after bidding closes.³

Contracts

The site must include a list of all active contracts the association is a party to, including any contract involving a conflict of interest with a director or officer.³ That includes management, landscaping, elevator maintenance, and any other agreement that creates an obligation for the association or its owners.

Minutes and Video Recordings

Approved minutes of all board meetings must be posted and kept on the website for the preceding 12 months. When a board, committee, or unit owner meeting is held by video conference, the recording or a link to it must also stay on the site for 12 months, and the underlying video file must be kept for at least one year after posting.⁴

Structural Integrity Reserve Study and Milestone Inspections

Buildings three or more habitable stories tall must have a structural integrity reserve study completed every 10 years, and the most recent SIRS must be posted on the website.⁵³ Within 45 days of receiving the completed study, the association must either send a copy to every owner or notify each owner that it is available for inspection.⁶

Milestone inspection reports have their own posting rule. The full report and the inspector-prepared summary both have to be published on the site within 45 days of receipt, on top of being distributed to owners.⁷

Meeting Notices and Voting Documents

Notice timelines are tighter than the 30-day default, and this is where boards most often slip.

Unit owner meetings: The notice and agenda have to appear on the site’s front page, or on a subpage clearly labeled “Notices,” no later than 14 days before the meeting.
Board meetings: The notice, agenda, and any other required document must be posted by the date notice is required under Section 718.112.
Documents up for an owner vote: Any document owners will consider and vote on must be posted at least 7 days before the meeting.³

Note the labeling piece. Burying a meeting notice three clicks deep in a documents folder does not satisfy the statute. It has to be on the homepage or on a subpage that is linked from the homepage and labeled specifically as “Notices.”

Platform and Access Rules

You have two options. Build or buy an independent website, app, or portal that the association wholly owns and operates, or lease space from a third-party provider as long as the association has a dedicated section for its records and notices.¹ Property management company portals are common, and they satisfy the requirement as long as the association controls a dedicated area within the platform.

The site has to include a protected section closed to the general public. Only unit owners and association employees may access it. When an owner submits a written request, the association must issue a username and password to the protected area.⁸ The statute does not set a deadline for granting access, but delay invites the same records-access complaints that apply to physical document requests.

What to Redact Before Posting

The association, not the unit owner, is responsible for scrubbing sensitive information out of documents before they go online. The statute specifically requires redaction of:

Social Security numbers and other government-issued identification numbers.
Bank account and debit or credit card numbers.
Protected health information.
Any records protected by attorney-client privilege.⁴

If a vendor invoice or lien document contains a Social Security number, the board or its management company has to catch and redact it before uploading. A board member who releases confidential information without authorization can face personal liability for invasion of privacy, negligence, or other claims, and the association’s directors-and-officers insurance may not cover the damages.

Two Details Boards Frequently Miss

Estoppel Certificate Contact

When a unit sells, the buyer’s title company needs an estoppel certificate from the association. Florida law requires the association to designate on its website a specific person or entity, with a street address or email address, for receiving estoppel requests.⁹ The association then has 10 business days from receipt to issue the certificate. If the site does not show where to send the request, closings get delayed.

DBPR Online Account

This one is separate from the owner-facing website but easy to conflate with it. All condominium and cooperative associations were required to create an online account with the Division of Condominiums, Timeshares, and Mobile Homes by October 1, 2025.¹⁰ Through that account, associations submit and annually update their association information and building and assessment data. Associations that completed a SIRS also report the completion to the Division using a form on the Division’s site.⁶ Association information has to be updated within 30 days of any change. If your association has not created its Division account, that deadline has already passed and it should be an immediate priority.

What Happens if the Association Doesn’t Comply

The Division of Florida Condominiums, Timeshares, and Mobile Homes, housed within the Department of Business and Professional Regulation, oversees compliance and offers mediation and alternative dispute resolution.¹¹¹² The stronger enforcement tool, though, belongs to owners.

If the association fails to produce official records within 10 working days of a written request, the law presumes the failure was willful. An owner denied access can sue and recover minimum damages of $50 per calendar day for up to 10 days, starting on the 11th working day after the request was received. That caps the minimum statutory damages at $500, but the owner can also recover actual damages if they are higher. A court can award reasonable attorney fees to any owner who prevails.⁸

The association can rebut the presumption of willfulness by providing a checklist of all records made available alongside any records withheld, and that checklist has to be kept for seven years.⁸ Boards that respond promptly with a documented checklist are in a much stronger position if a dispute ends up in court. Attorney fee awards in these cases often dwarf the $500 statutory penalty.

1
Florida Senate. Florida Code 718 – Section 718.111
2
Department of Business and Professional Regulation. Website – Did You Know?
3
Florida Legislature. Florida Code 718 – Condominium Act
4
Florida Legislature. Florida Code 718 – Section 718.111
5
Justia. Florida Code 718 – Section 718.112
6
Florida Senate. Florida Code 718 – Section 718.112
7
DBPR Condominium Information and Resources. Inspections
8
Florida Senate. Florida Code 718 – Section 718.111
9
Florida Legislature. Florida Code 718 – Section 718.116
10
Department of Business and Professional Regulation. Condominiums and Cooperatives – Create an Online Account
11
Department of Business and Professional Regulation. Division of Florida Condominiums, Timeshares and Mobile Homes
12
MyFloridaLicense.com. Compliance