An owners-only area
The records go on a website, app or web portal with a password-protected area for unit owners.
Doorman · Condominium associationsFlorida condo official records,
Florida condo official records,
and who can see them.
A Florida condominium association that manages 25 or more units keeps eighteen kinds of official records on a website or portal with an owners-only area. This is the list, the posting rules, how owners reach the records, and the board report Doorman builds from them.
Talk about your condo’s recordsBoard reportDoorman
PDF
BylawsOn file · owners only
PDF
Annual budgetNewest upload from a previous fiscal year
PDF
Building permitsMissing · upload into its category
Records request · response window shown↗
Illustrative board report · your records decide what it shows.
What the statute asks
Posted on time. Private where it should be.
Fla. Stat. §718.111(12)(g) applies to a condominium association that manages 25 or more units and has no timeshare units, since January 1, 2026. Before 2026 the threshold was 150 units.
New records within 30 days
A new official record goes up within 30 days.
Meeting notices 14 days ahead
The notice and agenda of a unit-owner meeting are posted at least 14 days before the meeting.
Redact before you post
Protected information is redacted before anything is posted.
The eighteen records
What a condominium keeps on its website.
§718.111(12)(g)2.a–r, in statute order. These are the shelves of Doorman’s board report. Read the Florida website law
- 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 in the same kind of protected area. See the Florida website law and the HOA website page.
The board report
What is on file,
how recent, what is missing.
Doorman reads the documents already in the community’s vault and sets them against the eighteen records. It judges only the newest upload on each shelf, never whether a shelf is complete.
Each record has a shelf
Upload a document into its category. A record shows as in place, stale, missing or not applicable. A manager marks a record not applicable with a reason, and the reason shows on the report.
Some shelves have a freshness check
Meeting minutes and meeting recordings: the newest upload from the last 12 months. The annual budget: the current fiscal year. The financial report: the last completed fiscal year, within 180 days after it ends or the date your bylaws set. Meeting notices: at least one from the last 12 months.
Print it
The report prints as a page headed with the community’s name and the statute citation. It shows what is on the website and when. It does not say whether the association is compliant.
Owners’ access
How owners reach the records.
Owners get the records through a private portal, and ask for anything that is not there through the community’s website.
By invitation
Your team manages the owners and sends the invitations. Owners sign in to the private portal.
Visibility per document
A record can stay members-only. Members-only documents are served only after sign-in, through short-lived links, never from a public address.
Records requests
Requests filed through your website arrive in one inbox, and a records request shows its ten-business-day response window (§718.111(12)(c)).
Concierge answers
Owners ask about the association’s records and get answers with the source document close at hand.
More on the condo association website, the resident portal and electronic voting.
Questions boards ask
Florida condo official records FAQ.
Which official records must a Florida condo keep online?
A condominium association that manages 25 or more units and has no timeshare units keeps eighteen kinds of official records on a website or portal with an owners-only area, under Fla. Stat. §718.111(12)(g). They run from the declaration of condominium to affidavits, and this page lists all eighteen. This is not legal advice.
How soon does a new record 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.
Who can see the records online?
Unit owners, in an owners-only area. In Doorman owners sign in by invitation, visibility is set per document, and members-only documents are served only after sign-in, through short-lived links, never from a public address.
How do owners ask for a record that is not on the website?
Requests filed through your Doorman website arrive in one inbox. A records request shows a ten-business-day response window (§718.111(12)(c)). The window excludes Saturdays and Sundays but not legal holidays, so the date shown is on or before the statutory one.
What does the board report show?
It follows the eighteen records shelf by shelf: what is on file, how recent the newest upload is and what is missing. A manager can mark a record not applicable with a reason, and the report prints as a page headed with the statute citation. It does not say whether the association is compliant. It covers condominiums.
This page summarizes the statute and is not legal advice. Read §718.111 on the Florida Legislature’s site, and ask your association’s attorney. Reviewed October 5, 2026.
Count when a record, a meeting notice or a records request is due with the Florida deadline calculator.
See what your records shelf is missing.
Doorman is $0.75 per unit per month ($0.50 from the 201st unit), with a $29 monthly minimum per community. Tell us about your condominium.