If you serve on a Florida HOA board, you have probably heard about the new Florida HOA website requirement, owner portal law, or HB 1203 website mandate. Those terms refer to the same statutory change: Fla. Stat. § 720.303(4)(b), enacted by HB 1203 (Ch. 2024-221), effective January 1, 2025.
This guide explains who must comply, what documents must be posted, how the password-protected portal works, and how volunteer boards can meet the requirement without expensive custom development.
Primary sources: Fla. Stat. § 720.303 · HB 1203 committee analysis · Ch. 2024-221 enrolled law
Who must have a Florida HOA website?
Only HOAs with 100 or more parcels are required to maintain a website or mobile application under § 720.303(4)(b). Smaller associations are outside this subsection — though many still choose a portal for transparency and dues collection.
The statute requires the platform by January 1, 2025. Associations at or above the 100-parcel threshold should treat portal compliance as an ongoing obligation, not a one-time project.
Browse the Florida compliance hub for a dual-track checklist (HOA + condo) and city guides for Miami, Tampa, Orlando, and other metros.
What must be posted?
Section 720.303(4)(b)1 requires digital copies of specified official records, including:
- Articles of incorporation and amendments
- Recorded bylaws and amendments
- Declaration of covenants (CC&Rs) and amendments
- Current rules of the association
- Executory contracts and bids received within the past year (after bidding closes)
- Annual budget and any proposed budget for the annual meeting
- Financial reports and monthly income/expense statements considered at meetings
- Current insurance policies
- Director certifications required by § 720.3033
- Conflict-of-interest contracts and related documents
- Member meeting notices and agendas — at least 14 days before the meeting
- Agenda documents for member votes — at least 7 days before the meeting
- Board meeting notices and agendas per § 720.303(3)
The association must redact information owners are not allowed to access before posting. KindHOA does not auto-redact — boards are responsible for reviewing documents before publishing.
Password-protected owner portal
The website or app must include a subpage, web portal, or protected electronic location that is:
- Accessible through the Internet (website or downloadable mobile app)
- Inaccessible to the general public
- Accessible only to parcel owners and association employees
Upon a parcel owner's written request, the association must provide a username and password for the protected section containing official documents.
KindHOA's resident invite flow and document visibility settings (board-only vs. community) map to this workflow — boards upload records, invite owners, and control who sees what.
CAM manager disclosure
HB 1203 also requires HOAs to post community association manager (CAM) information on the website when a CAM is under contract, including:
- Name and contact information for each CAM or firm representative
- Hours of availability
- Summary of duties
CAMs must update the association and members within 14 business days after any change. Boards can publish this on a public community site page or pinned announcement.
Meeting notice timing
Two deadlines boards frequently miss:
| Notice type | Deadline | Statute |
|---|---|---|
| Member meeting notice + agenda | 14 days before meeting | § 720.303(4)(b)1.l |
| Documents on member agenda | 7 days before meeting | § 720.303(4)(b)1.l |
| Board meeting notice + agenda | Per § 720.303(3) | § 720.303(4)(b)1.m |
Post notices in plain view on the homepage or on a conspicuous "Notices" subpage linked from the homepage. KindHOA Announcements and the public community site help boards schedule and publish these notices — boards configure the layout; the platform does not auto-generate statutory notice pages.
How KindHOA helps (without overclaiming)
| Statutory need | KindHOA approach |
|---|---|
| Document library (CC&Rs, budgets, insurance, contracts) | Upload and categorize in Documents |
| Password-protected owner access | Resident invites + login to /app portal |
| Public meeting notices | Announcements + public community site |
| Mobile app alternative | Android TWA + iOS app shell |
| Late fees ($25 or 5%) | Late fee calculator + Board Automation |
| Director certifications | Upload cert PDFs to document library |
| Compliance reminders | In-app compliance calendar |
KindHOA does not pull records from county recorders, auto-redact protected information, or provide CAM licensing courses.
Condominiums follow a separate statute — see Florida condo website requirement (§718.111) for the 25+ unit threshold effective January 1, 2026.
City guides
| Metro | Guide |
|---|---|
| Miami | Miami HOA & condo compliance |
| Tampa | Tampa HOA compliance |
| Orlando | Orlando HOA compliance |
| Full directory | Florida compliance hub |
FAQ
What is the Florida HOA website requirement?
Under Fla. Stat. § 720.303(4)(b), HOAs with 100 or more parcels must post specified official records on a website or mobile app with a password-protected owner portal, effective January 1, 2025.
Does every Florida HOA need a website?
No. The mandate applies only to associations with 100+ parcels. Smaller HOAs may still benefit from a portal for dues, documents, and notices.
What documents must be on the Florida HOA owner portal?
The statute lists articles, bylaws, CC&Rs, rules, contracts, budgets, financial reports, insurance, director certifications, conflict-of-interest records, and meeting notices/agendas. See § 720.303(4)(b)1 for the full list.
How quickly must meeting notices be posted?
Member meeting notices and agendas: 14 days before the meeting. Agenda documents for member votes: 7 days before the meeting.
Can KindHOA meet the Florida HOA portal requirement for free?
Yes. The Good Neighbor ($0) plan includes document storage, resident portal access, announcements, and a public community site — boards upload statutory documents and invite owners. Confirm your parcel count and document list with association counsel.
How is the Florida condo website law different?
Condos follow Chapter 718 at a 25+ unit threshold (effective Jan 1, 2026). Read our condo website guide for details.
Start your Florida HOA workspace free — upload documents, invite owners, and publish meeting notices in one place.
This article is educational, not legal advice. Thresholds and document requirements are set by statute and your governing documents — confirm with Florida association counsel.