Florida's 25-Unit Condo Website Law: What Boards Need to Know

Here is what the statute requires, what has to go on the site, how fast, and the practical options for getting compliant.

Which condos the law applies to:

The requirement applies to any association that manages a condominium with 25 or more units and does not include timeshare units. The count is units, not buildings, so an association that governs 25 or more units across a few low-rise structures qualifies the same as a single high-rise.

The statute gives boards three acceptable formats: an independent website, a downloadable mobile application, or a web portal. Any of the three satisfies the law as long as it meets the access and security rules below. Boards do not have to build and run the site themselves. The statute expressly allows a site or portal operated by a third-party provider on the association’s behalf, which matters when you weigh your options later in this piece.

Whatever format you choose has to be structured in two layers:

• One part is public and open to anyone on the internet.
• The other part is password-protected and open only to unit owners and employees, and that is where the sensitive records live.

When a unit owner submits a written request, the association has to issue that owner a username and password for the protected section. Personal or protected information that owners are not entitled to see under the records statute has to be redacted before posting, or kept off the site entirely.

What has to be posted

The statute names a specific set of official records. At a minimum, associations covered by the 25-unit rule need to post:

• The declaration of condominium, and every amendment to it
• The bylaws and articles of incorporation, and their amendments
• The association’s current rules
• Board meeting minutes from the preceding 12 months
• Video recordings of any meetings held by video conference from the preceding 12 months
• The annual budget and any proposed budget under consideration
• Financial reports and the association’s monthly income and expenditure statements
• A list of, and copies of, active contracts for goods and services, plus bid summaries
• Any contract involving a possible conflict of interest for a board member
• Board member certifications
• Notices and agendas for unit owner meetings and board meetings
• Structural and milestone inspection reports
• The most recent structural integrity reserve study (SIRS)
• Building permits for construction that is ongoing or planned
• Any affidavits the association is required to keep

This list is the baseline only, not a complete menu. The through-line is transparency: the records that show how the board spends money, maintains the building, and makes decisions must be accessible to owners.

The 30-day clock, and the 14-day one

Two timing rules turn this from a one-time upload into an ongoing job.

The first is the 30-day rule. Unless a shorter period is required for a specific document, the association must post each official record within 30 days of receiving or creating it. A new contract, a fresh set of minutes, an amended budget: each one starts its own 30-day clock. The site is never “done.” It has to stay current as records come in.

The second is the 14-day rule for meetings. Notice of a unit owner meeting and its agenda have to be posted in plain view no later than 14 days before the meeting. Board meeting notices and agendas go up, too. For a board that meets regularly, that is a recurring posting task baked into the calendar.

The practical read for a volunteer board is that compliance is a maintenance responsibility, not a launch. Setting up the site is the easy part. Keeping it current every month is the real work on top of other daily responsibilities, which is where condo property software can help ease the load.

What happens if the board doesn’t comply

Missing a posting deadline does not, on its own, void a board vote or invalidate a decision the board already made. The statute is clear on that point, so a late-posted budget does not unwind the budget.

The exposure is different. A board that doesn’t post required records gives owners a live grievance and an easy path to a complaint. Records access is already one of the most common sources of owner disputes, and unit owners can file complaints with the state’s Division of Florida Condominiums, Timeshares, and Mobile Homes, part of the Department of Business and Professional Regulation. Once a complaint is on file, the board is defending its transparency instead of running the community. Since the January 1, 2026, deadline has already passed, every month without a compliant site is active exposure, not runway.

How boards actually get compliant

There are two real paths forward.

The first is to do it yourself. Register a domain, stand up hosting, secure it with an SSL certificate, build the public pages and the password-protected owner section, wire up the login system that issues owner credentials on request, then keep all of it up to date within each 30-day window. For a board with technical help and time, that is workable. For most volunteer boards running a community on nights and weekends, it is the exact friction the law created.

The second is to use a third-party provider, which the statute specifically permits. That is where a hosted, maintained website comes in. Your Community Online is a community website offering that BuildingLink builds, hosts, and maintains for you. It comes with a resident login and a document library, which map to the public-and-password-protected structure the statute calls for. The board gets a professional place to post its records without having to register a domain, set up hosting, or maintain the site itself.

One caveat matters here. A hosted website gives the board a compliant home for its records, but it does not decide what goes up or when. The board still has the duty to post the required records and keep them current within the 30-day and 14-day windows. What a maintained site removes is the build-it-and-run-it burden, so the board can focus on posting records instead of running a web server.

FAQs