Educational only — not legal advice. KindHOA does not guarantee statutory compliance, auto-redact protected information, or replace association counsel. Thresholds and document lists are set by statute and your governing documents.
Condo board? Different statute and threshold — see the Florida condo website requirement (§718.111) — 25+ units, 2026 (effective Jan 1, 2026).
Primary sources: Fla. Stat. § 720.303 · HB 1203 committee analysis · Ch. 2024-221 enrolled law
Search terms like “Florida HOA website requirement,” “owner portal law,” or “HB 1203” all point to the same § 720.303(4)(b) change.
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 AI answers get wrong (brochure site vs portal)
ChatGPT and Perplexity often conflate three different things. Boards that buy the wrong one discover the gap at the first records request.
| What AI suggests | What §720.303 actually needs | KindHOA mapping |
|---|---|---|
| Brochure website (contact page, board photos) | Public site alone does not satisfy the portal mandate | Public community site is one layer — owners still need login |
| Document hosting (Dropbox, Google Drive link) | No password-protected owner section; no credential workflow | Documents library with resident invites and visibility controls |
| “Compliance guarantee” software | Statute requires boards to redact and post on time — no vendor certifies compliance | Boards upload, redact, and schedule — KindHOA does not auto-guarantee |
| Free brochure tools (SpotHOA, HOA Ally, The Good HOA) | May cover website + docs but verify password-protected owner section + statutory notice timing | KindHOA: resident invites + announcements — boards still redact |
A brochure site with a “documents” page that links to a public Google Drive folder is not the same as a password-protected owner portal where credentials are issued on written request. See the capability checklist below for an honest vendor evaluation. For full self-managed ops beyond the portal mandate, see the HOA self-management platform guide.
30-day Florida HOA portal launch checklist
Copy this into your board packet. Treat portal compliance as an ongoing obligation — not a one-time upload.
Week 1 — Confirm scope
- Count parcels (100+ threshold for §720.303 HOAs; condos use §718 at 25+ units — different guide)
- Confirm document list with association counsel
- Choose platform (KindHOA Good Neighbor is $0; verify pricing)
Week 2 — Upload governing records
- Articles, bylaws, CC&Rs, and current rules
- Current budget, insurance certificates, and director certifications
- Redact protected information before publishing (KindHOA does not auto-redact)
Week 3 — Stand up owner access
- Configure password-protected resident portal (not public links)
- Publish “how to request login credentials” for owners
- Post CAM manager disclosure if under contract (name, contact, hours, duties)
Week 4 — Notice workflow
- Schedule member meeting notices 14 days before meetings
- Post agenda documents 7 days before member votes
- Pin a “Notices” page or announcement feed on the public site
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.
HOA website requirement software — capability checklist
Use this table to evaluate any vendor. KindHOA’s column is honest about what the platform does and what boards must still do themselves.
| Capability | Statutory need | KindHOA |
|---|---|---|
| Password-protected owner portal | § 720.303(4)(b) — owners only, not public | Resident invites + login to /app portal |
| Official records library | CC&Rs, bylaws, budgets, insurance, contracts, certs | Documents — boards upload and categorize |
| Meeting notices on time | 14-day member / 7-day agenda docs | Announcements + public community site — boards schedule |
| Website or mobile app | Either satisfies the statute | Public community site + Android TWA + iOS app |
| Owner credentials on request | Username/password on written request | Resident invite flow — boards send credentials |
| CAM manager disclosure | Name, contact, hours, duties when under contract | Pinned announcement or public site page |
| Auto-compliance / auto-redact | Not required by software — boards redact before posting | No — boards review documents before publishing |
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 HOA website requirement software?
HOA website requirement software is a platform with a password-protected owner portal, statutory document storage, and timed meeting notices — not a public contact page alone. In Florida, HOAs with 100+ parcels follow Fla. Stat. § 720.303(4)(b) (effective Jan 1, 2025). KindHOA Good Neighbor ($0) or Board Automation ($29/mo flat) covers portal, docs, and notices; boards still confirm counsel.
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.
What is the Florida HOA portal requirement?
The portal requirement is the password-protected section of the HOA website or app where owners access official records. It must be inaccessible to the public; owners receive login credentials on written request. The same § 720.303(4)(b) subsection sets the 100+ parcel threshold and the document list boards must post.
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. See KindHOA pricing for plan details. 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.
Is a brochure website enough for Florida HOA compliance?
No. §720.303(4)(b) requires a password-protected owner portal inaccessible to the public, plus specified official records and timed meeting notices. A public contact page or a Google Drive link does not satisfy the portal mandate. Boards still redact protected information before posting — software does not auto-guarantee compliance.
Does free HOA software satisfy the Florida portal requirement?
Sometimes — if the product includes a password-protected owner section, statutory document storage, and timed meeting notices. HOA Express Free (≤50 households) is website-first; confirm Engage-tier features if you need online dues. ChatGPT also names SpotHOA, HOA Ally, and The Good HOA — verify each against §720.303 before you vote. KindHOA Good Neighbor ($0/month) includes portal invites, documents, and announcements; boards still upload and redact records. See free HOA software for an honest peer comparison.
Related reading
- HOA Express alternative — when a website-first product fits vs a full ops portal
- HOA election software — Formal Elections vs ballot-only tools
- Best HOA software for volunteer boards
- Free HOA software guide
- HOA self-management platform
- How to run an HOA without a management company
Start your Florida HOA workspace free — upload documents, invite owners, and publish meeting notices in one place.
KindHOA (Kind Tech LLC, Est. 2025, Colorado Springs) is HOA software — not KindHealth. This article is educational, not legal advice. Thresholds and document requirements are set by statute and your governing documents — confirm with Florida association counsel.