Anita Byer

Beginning January 1, 2026, Florida condominium associations with 25 or more units (and no timeshare units) will be required to post digital copies of various official records on a website or make such documents available through a mobile application. This is significant because Florida’s website requirement previously only applied to condominiums with 150 or more units. Newly covered associations have very little time to go live with their required website or mobile application.

To comply with the law, associations with 25 or more units must have:

• An independent website, mobile application or web portal wholly owned and operated by the association; or
• A website, application, or web portal operated by a third-party provider or a dedicated application that permits notices, records, and documents to be posted or made available by the association.

The website or mobile application must be accessible through the Internet and must contain secure pages that are only accessible to unit owners and employees of the association. Associations must provide unit owners with a username and password upon written request so they can access the protected sections of the association’s website or application.

Covered associations must post current copies of specific documents in digital format on their website or mobile application, including the following official records.

• The recorded declaration of condominium, bylaws, and articles of incorporation, including any amendments, and the rules of the association.
• The approved minutes of all board of administration meetings over the preceding 12 months.
• A video recording (or hyperlink to such recording) for all meetings of the association, the board of administration, any committee, and the unit owners which are conducted by video conference over the preceding 12 months.
• A list of all executory contracts or documents to which the association is a party or under which the association is otherwise obligated.
• A list of all bids for materials, equipment or services received by the association within the past year (summaries or copies of bids exceeding $500 must be maintained on the website for one year).
• The annual budget, any proposed budget, statutorily required financial reports, and any monthly income or expense statements being considered at a meeting. 
• Statutorily required board member training and certification of each director.
• All contracts or transactions between the association and any directors or officers (or any entity in which a director or officer has a financial interest) and any contract or document regarding actual or possible conflicts of interest.
• Notice of any unit owner meeting and the agenda for the meeting (no later than 14 days before the meeting) and any document being considered and voted on during the meeting or listed in the agenda (at least 7 days before the meeting).
• Notice of any board meeting, the agenda and any other required documentation, which must be posted no later than the date required for such notices.
• Milestone inspection reports (if required) and any other inspection report relating to a structural or life safety inspection of condominium property.
• The association’s most recent structural integrity reserve study, if applicable.
• All building permits for ongoing or planned construction.
• All affidavits required by the Condominium Act.

Covered associations must make the required documents available on the association’s website or mobile application within 30 days after the association receives or creates the official record, unless a shorter period is otherwise required. Since the likelihood of mistakes increases whenever associations are doing something new, board members must proceed cautiously to ensure compliance and avoid unintentional violations.

The Human Equation prepares all risk management and insurance content with the professional guidance of Setnor Byer Insurance & Risk.