Florida guide
Florida's HOA website law, explained for volunteer boards
Florida now requires many associations to keep official records available to owners online, through a website or mobile app with a protected owners-only section. Here is what the statutes actually say, who they apply to, and a practical checklist for getting compliant. Plain English, citations included, no legal advice.
HOAs: 100 or more parcels
Florida Statute 720.303(4)(b) required homeowners associations with 100 or more parcels to post specified official records on a website or mobile app by January 1, 2025. The site must include a protected electronic location that is inaccessible to the general public and accessible only to parcel owners and association employees.
Condos: 25 or more units
Florida Statute 718.111(12)(g) requires condominium associations managing 25 or more units (excluding timeshares) to post digital copies of official records on a website or app, with the same protected owners-only structure. New records generally must be made available within 30 days of being received or created.
What has to be posted
The exact lists differ slightly between the two statutes, but both center on the records owners most often ask for:
- Articles of incorporation, bylaws, and the declaration of covenants
- Current rules and regulations
- The annual budget and financial reports
- Insurance policies
- Executory contracts the association is party to
- Director certifications and conflict-of-interest disclosures
- Meeting notices and agendas
Some records belong in the protected owners-only section rather than the public side, and certain records (like medical or personnel files) must not be posted at all. When in doubt, ask your association attorney which side of the wall a document belongs on.
Why boards take this seriously
Florida's records statutes carry real teeth. Owners have a right to inspect official records, and an association that fails to provide access within the statutory windows can face presumptions of willful failure, statutory damages, and attorney fees in a records dispute. A current, well-organized website is the cheapest defense: when the records are already posted, most records requests answer themselves.
It also lowers the temperature in the community. Most angry records requests are really a transparency complaint. When owners can see the budget, the financials, and the meeting notices any time, the board spends less time fielding suspicion and more time running the neighborhood.
A practical checklist
- Count your parcels or units to confirm which statute applies to you
- Stand up a website or app with a public side and an owners-only login
- Upload the required records and set a habit for posting new ones
- Give every owner credentials to the protected section
- Post meeting notices and agendas where owners can find them
- Put one board member or vendor in charge of keeping it current
Common questions
Does my Florida HOA need a website?
If your homeowners association has 100 or more parcels, yes. Florida Statute 720.303(4)(b) required associations of that size to post specified official records on a website or mobile app by January 1, 2025, including a protected section that only parcel owners and association employees can access.
Does the law apply to small condo associations?
Condominium associations managing 25 or more units (excluding timeshares) must post digital copies of official records on a website or mobile app under Florida Statute 718.111(12)(g), including a protected owners-only section. New official records generally must be made available within 30 days of being received or created.
What documents have to be posted?
The lists differ slightly between the HOA and condo statutes, but broadly: governing documents (articles, bylaws, declaration, rules), the current budget and financial reports, insurance policies, executory contracts, director certifications and conflict-of-interest disclosures, and meeting notices with agendas.
Can a Facebook group or email list satisfy the requirement?
No. The statutes require a website or mobile application with a protected electronic location that is inaccessible to the general public and accessible to owners, with specified records posted in digital form. A social media group does not meet that structure.
Does DuesIQ satisfy the requirement?
DuesIQ gives every community a public website plus a protected portal where owners log in to see documents, notices, budgets, and financial reports, which is the structure the statutes describe. Whether your specific association is fully compliant depends on which records you upload and keep current, so have your association attorney confirm your setup.
This guide is general information, not legal advice, and the statutes change. Last reviewed June 11, 2026 against Florida Statutes 720.303 and 718.111. Confirm your association's specific obligations with a Florida community association attorney.
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