Florida Homeowner & Condominium Association Websites

Until recently, only Condominium Associations with 150 units or more were required to have a community website. That started to change on June 14, 2024, when House Bill 1021 (amending Florida Statute 718) was signed into law, with some additional amendments (House Bill 913 & Senate Bill 1742) added in 2025.

Effective January 1, 2026, Florida Condominium Associations with 25 units or more must have a public website (i.e., a website that is available to anyone with internet access) where residents and owners can access a variety of documents and other content, without having to contact management or the board.

These websites must also have a password-protected subsection that allows for sensitive information to be shared exclusively with unit owners and employees of the association, and the association must provide unit owners with a username and password to access the protected sections upon written request.

With very few differences, and we’ll point those out along the way, the requirements we’ll be discussing below have already been in place for Homeowner Associations with 100 or more parcels since January 1, 2025. As of this writing, Florida Cooperatives, which are governed by Florida Statute 719, are not required to have a website, but the matter is under review, so it is reasonable to expect that to change in the near future.

Unless otherwise specified, the following documents must be made available on the association website or a mobile app, within 30 days of receipt or creation.

Governing Documents

• Declaration and any amendments
• Bylaws and amendments
• Articles of incorporation and amendments
• Rules and regulations of the association

Contracts & Bids

• Management agreements, leases, or any other contract binding the association
• Summaries of bids (or the actual bids) for materials, equipment, or services that exceed $500
• Insurance policies aren’t specifically mentioned in the “Websites for Official Records” section of FS 718 [111(12)(g)], but they are specified in 720.303, which is the Homeowner Association counterpart, and other parts of FS 718, so it’s safe to assume they’re included in the first bullet point.

Contracts & Bids must remain posted for 1 year.

Financial Documents

• Annual budget and any proposed budget to be considered at the annual meeting
• Financial report for the preceding fiscal year and any monthly income or expense statement to be considered at a meeting

Financial reports must be made available within 90 days of the fiscal year end.

Other Documents

• The certification of each director
• All contracts or transactions between the association and any director, officer, corporation, firm, or association that is not an affiliated Condominium Association or any other entity in which an association director is also a director or officer and financially interested
• Any contract or document regarding a conflict of interest or possible conflict of interest

Notifications, Agendas & Minutes

• Board Meeting Notice & Agenda: 48 hours in advance
• Budget Meeting & Agenda: 14 days in advance
• Annual Member Meeting & Agenda: 14 days in advance
• Approved minutes for preceding 12 months
• Updates are required within 30 days of any changes

Documents for consideration must also be posted 7 days in advance of the meeting in which they’ll be discussed or voted on.

Unit Owner Meetings

• Unit Owner Meeting Notices & Agendas must be posted on the home page 14 days in advance

This only applies to Condominium Associations.

Reports

• Inspection reports
• The most recent Structural Integrity Reserve Study (SIRS)
• Building permits
• All affidavits
• Investment policy statements and all related financial statements

This only applies to Condominium Associations.

Video Meetings

A video recording or hyperlink to the video recording for any meetings of the association, the board of administration, any committee, or the unit owners that were conducted by video conference over the preceding 12 months.

Note that all video meetings must also have a physical location, and meeting notices must include virtual access as well as the physical location.

Electronic Voting

If you’re doing electronic voting, your website can help you facilitate that, but you should consult a vendor that specializes in electronic voting to ensure the following:

• Authentication: The system must authenticate the identity of each unit owner.
• Integrity: The system must ensure that votes are not altered during transmission.
• Receipts: The system must provide a receipt to every owner who casts an electronic vote.
• Record-Keeping: The system must store electronic votes securely for recount, inspection, and review.

Email Voting

Email voting can be used as an alternative to electronic voting, but you must keep the following in mind:

• The board must designate a specific email address for receiving ballots.
• The emailed ballot must include the unit owner’s full name and unit number, which serves as their signature. 

Important Clarifications

• Website postings are in addition to mailed or posted notices
• Emailed notices are allowed if the owner’s email is on file
• Confidential or privileged information must be redacted
• Failure to post does not (usually) invalidate board actions
• Board actions may be voided if there are serious notice failures, like not meeting legal posting requirements in the community.
• Website posting is separate from basic meeting notice rules.

How Do I Get Started?

Before you can set up your website, you will need the following:

• Domain Name
• Hosting Plan
• Website Platform or Builder
• Content (Text, Images, Files)

DIY Websites

DIY websites (e.g., Squarespace or Wix) are an affordable, easy-to-use option for sharing updates and documents, but they lack the advanced features and security of a dedicated website. (And you’ll need someone who is willing to take on a lot of extra work).

Expect to pay anywhere from $16 to $160/month

Dedicated Websites

Expect to pay anywhere from $600 to $2,400/year

Based on up to $7 per unit per month, with the price/unit decreasing as the number of units increases.

For example, a 100-unit community might pay $100 to $150/month

Fully Managed Websites

Expect to pay anywhere from $100/month to $15,000+/year

Based on up to $7 per unit per month, with the price/unit decreasing as the number of units increases.

For example, a 100-unit community might pay $100 to $150/month

In conclusion, getting your association website up and running, or upgrading your current website to comply with the new standards, may seem burdensome, but it will help you address future record requests, as the new law permits associations to direct owners to their website if the records are available online.

Click below to download our PDF presentation and, if you would like help setting up your fully managed association website, feel free to contact us at 941-993-7790.