Florida condominium boards face a separate — and now much broader — website and owner portal mandate under Fla. Stat. § 718.111(12)(g). HB 1021 (Ch. 2024-244) lowered the unit threshold from 150 to 25, with a delayed effective date of January 1, 2026.
If you manage a condo with 25 or more units (excluding timeshare units), this guide covers what must be posted, the 30-day posting deadline, portal access rules, and how KindHOA supports document storage and owner invites.
Primary sources: Fla. Stat. § 718.111 · Online Sunshine mirror
HOAs (planned communities) follow Chapter 720 at a 100+ parcel threshold — see our Florida HOA website guide for that track.
Who must comply?
Condominium associations managing 25 or more units that do not contain timeshare units must post digital copies of specified records on a website or mobile application.
The prior 150-unit threshold applied from January 1, 2019 until the HB 1021 amendment took effect January 1, 2026. Associations with 25–149 units that were previously exempt are now covered.
Browse the Florida compliance hub for HOA and condo checklists and city guides.
Website or app requirements
The platform must be:
- An independent website or app wholly owned by the association, or
- A third-party platform (like KindHOA) dedicated to the association's activities where required notices and documents are posted
The site must be Internet-accessible and include a protected subpage or portal inaccessible to the public and accessible only to unit owners and association employees.
Upon a unit owner's written request, the association must provide login credentials for the protected section.
30-day posting rule
Unless a shorter period is otherwise required, each document listed in § 718.111(12)(g)2 must be posted within 30 days after the association receives or creates the official record.
KindHOA does not auto-track the 30-day clock — use the in-app compliance calendar as a board reminder to upload new records promptly.
Required documents (digital format)
Section 718.111(12)(g)2 requires current digital copies of documents including:
- Articles of incorporation and bylaws
- Declaration of condominium and amendments
- Current rules
- Executory contracts and bids (with bid summaries over $500 maintained for 1 year)
- Annual budget and financial reports
- Insurance policies
- Meeting notices, agendas, and at least 12 months of minutes
- Structural integrity reserve studies (SIRS) and reserve studies where applicable
- Other records specified in the subsection
KindHOA provides document storage for these records — boards upload and categorize. The platform does not perform engineering inspections or generate SIRS reports.
DBPR enforcement
Unlike Chapter 720 HOAs, condominium website compliance falls under Department of Business and Professional Regulation (DBPR) oversight for community associations. Do not invent penalty amounts in board communications — consult association counsel if DBPR contacts your association.
HOA vs. condo — quick comparison
| HOAs (Ch. 720) | Condos (Ch. 718) | |
|---|---|---|
| Threshold | 100+ parcels | 25+ units |
| Effective date | Jan 1, 2025 | Jan 1, 2026 |
| Posting deadline | Ongoing (meeting notices: 14/7 days) | 30 days after receipt/creation |
| Enforcement | Civil/criminal (no DBPR) | DBPR |
| Statute | § 720.303(4)(b) | § 718.111(12)(g) |
How KindHOA helps
- Document library — upload governing docs, budgets, insurance, contracts, minutes, and SIRS PDFs
- Resident portal — password-protected owner access via invite
- Announcements — publish meeting notices and agendas
- Compliance calendar — reminders for 30-day posting and annual filings
- Estoppel packets (Board Automation) — resale disclosure workflows
City guides (condo-heavy metros)
| Metro | Guide |
|---|---|
| Miami | Miami HOA & condo compliance |
| Fort Lauderdale | Fort Lauderdale compliance |
| West Palm Beach | West Palm Beach compliance |
| Full directory | Florida compliance hub |
FAQ
What is the Florida condo website requirement?
Under § 718.111(12)(g), condominiums with 25 or more units (no timeshare units) must post specified records on a website or mobile app with a protected owner portal, effective January 1, 2026.
Did the unit threshold change?
Yes. HB 1021 lowered the threshold from 150 units to 25 units, effective January 1, 2026.
What is the 30-day posting rule?
Documents must be posted within 30 days after the association receives or creates them, unless a shorter period applies.
Who enforces condo website compliance?
DBPR has investigative authority over condominium association website requirements. Chapter 720 HOAs do not fall under the same DBPR website enforcement path.
Can a third-party platform satisfy the statute?
Yes. The statute allows a third-party provider's platform dedicated to the association's activities, provided required documents and notices are posted and a protected owner portal exists.
Is this the same as the Florida HOA website law?
No. HOAs follow Chapter 720 at 100+ parcels (effective Jan 1, 2025). Condos follow Chapter 718 at 25+ units (effective Jan 1, 2026). See the HOA portal guide for the HOA track.
Start your Florida condo workspace free — documents, owner portal, and compliance reminders in one place.
This article is educational, not legal advice. Confirm threshold, document, and enforcement questions with Florida association counsel.