Condominium associations · 25+ units
Fla. Stat. §718.111(12)(g), since January 1, 2026 (it was 150 units). A website, app or web portal with a password-protected area for unit owners. Associations with timeshare units are excluded.
Doorman · Florida associationsFlorida’s condo & HOA
Florida’s condo & HOA
website law, in one place.
Florida condominium associations with 25 or more units, and HOAs with 100 or more parcels, must keep their official records on a website or portal with an owners-only area. Doorman gives your association the public website, the private resident portal and a board report that shows what is on file.
Talk about your association’s websiteBoard reportDoorman
PDF
Declaration of condominiumOn file · owners only
PDF
Annual budgetNewest upload this fiscal year
PDF
Structural integrity reserve studyMissing · upload into its category
Owner meeting notice posted 15 days before✓
Illustrative board report · your records decide what it shows.
Who the law applies to
Two statutes. One kind of website.
The thresholds dropped in 2024. Many associations that never needed a website now do, and the statute lets a provider run it for you.
Homeowners’ associations · 100+ parcels
Fla. Stat. §720.303(4)(b), since January 1, 2025. Official records on a website or app, in a protected area the general public cannot reach.
Run by the association or a provider
The website can be the association’s own, or a portal operated by a third-party provider the association has the right to use. Doorman is that kind of provider.
What the condominium statute asks
Posted on time.
Private where it should be.
These are the rules of §718.111(12)(g) that shape the website day to day. Doorman keeps each one visible to the board.
An owners-only area
Unit owners sign in to a private resident portal. Members-only documents are served only after sign-in, through short-lived links, never from a public address.
New records within 30 days
The board report shows the newest upload in each required category, so a record that has not gone up yet is easy to spot.
Meeting notices 14 days ahead
Owner-meeting notices and agendas carry their posting deadlines, and Doorman keeps a dated record of when each notice went up.
Redact before you post
Protected information is removed before a document is uploaded. Visibility is set per document, so a record can stay members-only.
The checklist
The eighteen records a condominium posts.
§718.111(12)(g)2.a–r. Doorman’s board report follows this list, shows which records are on file and how recent the newest one is.
- Declaration of condominium
- Bylaws
- Articles of incorporation
- Rules and regulations
- Meeting minutes
- Meeting recordings
- Contracts and bids
- Annual budget
- Financial report
- Director certifications
- Contracts with directors or officers
- Conflict of interest disclosures
- Owner meeting notices
- Board meeting notices
- Inspection reports
- Structural integrity reserve study
- Building permits
- Affidavits
HOAs post the official records §720.303(4)(b) names, such as the declaration of covenants, bylaws, articles, rules, budgets and financial reports, in the same private portal.
How Doorman helps
A website your board can keep up.
One subscription: the public community website, the private resident portal and Concierge answers.
Public community website
Your association’s public front door, with changes you preview before publishing.
Private resident portal
Owners sign in to the records they are allowed to see. Your team controls visibility per document.
Board report
The eighteen condominium records, shelf by shelf: what is on file, how recent it is, what is missing.
Meeting notices on the record
Each notice keeps its deadlines and a dated, unchangeable record of when it was posted.
Records requests
Requests filed through your website arrive in one inbox; a records request shows its ten-business-day response window, so nothing waits unnoticed.
Concierge answers
Residents ask about the association’s records and get answers with the source document close at hand.
More on the HOA website, the condo association website and the resident portal. For the records and who can see them, see Florida condo official records; for owner votes, see Florida electronic voting.
Questions boards ask
Florida association website FAQ.
Does the Florida condo website law apply to our association?
Since January 1, 2026, Fla. Stat. §718.111(12)(g) applies to a condominium association that manages 25 or more units and has no timeshare units. Before 2026 the threshold was 150 units.
Do Florida HOAs need a website too?
Yes, if the association has 100 or more parcels. Since January 1, 2025, Fla. Stat. §720.303(4)(b) asks those homeowners’ associations to post their official records on a website or app with a protected area.
Can the website be a portal run by a provider?
Yes. The statute allows an association’s own website, a mobile app or a web portal operated by a third-party provider that the association has the right to use. Doorman is that kind of provider: a public community website and a private resident portal for your association.
How quickly do documents have to be posted?
Under §718.111(12)(g), a new official record goes up within 30 days, and the notice and agenda of a unit-owner meeting are posted at least 14 days before the meeting. Protected information is redacted before anything is posted.
Does Doorman make our association compliant?
No software can promise that. Doorman gives you a private, owner-only place for the records, a board report that shows which of the eighteen required records are on file and how recent they are, and a dated record of when each meeting notice went up. Your board and your attorney decide what the law requires of you.
This page summarizes the statutes and is not legal advice. Read §718.111 and §720.303 on the Florida Legislature’s site, and ask your association’s attorney. Reviewed October 5, 2026.
Check your own association with the website requirement calculator, or count the Florida deadlines.
Get your association’s website in order.
Doorman is $0.75 per unit per month ($0.50 from the 201st unit), with a $29 minimum. Tell us about your community.