Condo associations · September 26, 2026 · 6 min read
Florida's condo association website requirement in 2026: what boards need to know
For years the website rule in Florida's Condominium Act only applied to large associations. That changed: the threshold in section 718.111(12)(g) of the Florida Statutes dropped from 150 units to 25, with a compliance date of January 1, 2026. If your building has 25 or more units, the association is now required to maintain a website or mobile app and post official records there. This is a plain-language overview for boards — not legal advice; confirm the details with your association attorney.
What the statute asks for
The core idea is simple: owners must be able to find the association's official records online, behind a login, without asking the manager. The list of records the statute names includes the recorded declaration, bylaws and articles, the rules, current insurance policies, management and service contracts, bids over a threshold, the annual budget and financial reports, board certifications and conflict-of-interest disclosures, meeting notices and agendas, and the building reports most Florida associations now live with — milestone inspections and structural integrity reserve studies.
Password-protected, owners only
The records section must be accessible only to owners and employees of the association. That means real accounts, not a shared password on a sticky note in the lobby. It also means the association must not post anything it is prohibited from disclosing — owner personal information, attorney-client material, certain personnel records. The line between the public site and the owner portal has to be clean.
What a good solution looks like
We built our first association site in Miami for Bay Vista Condominium, a 27-unit waterfront building on the Little River, and the shape of the solution is what we would recommend to any board:
A public website with the building's facts and history, contact information and news, designed to look like the property rather than a corporate intranet. A password-protected owner portal with a document center organised by the statute's categories, versions and dates. Notices and agendas with email notification to owners. Maintenance requests and a contact form. An email list with double opt-in and a consent register. Owner accounts with invitation links, password reset, and roles for admin and editor. Everything editable by the board with draft, preview and publish, revisions, a trash bin and an audit log.
Who runs it after launch
The board, or a manager the board designates. This is the part most vendors get wrong: a compliant site the board cannot update becomes non-compliant the first time a new budget or insurance policy is not posted. The admin area has to be usable by a volunteer treasurer on a Sunday evening.
Ownership and cost
The association should own the domain, the hosting and the code, so a change of management company or vendor does not take the records offline. Cost depends on the size of the building and what the board wants beyond the statutory minimum; a fixed written quote before anything starts is the honest way to price it.
A practical checklist for boards
Count the units and confirm the rule applies. Ask the attorney for the current list of records to post. Gather the documents in one place, with dates. Decide who on the board will administer the site. Choose a build that is owner-friendly on a phone, not just technically compliant. Set a launch date, invite owners, and put the site address in the next meeting notice.
NOVARA designs and builds condo association websites and owner portals in Miami and across Florida. If your building needs one, tell us about it and you get a fixed written quote.