Which Florida associations must have an official records website?

A homeowners' association with 100 or more parcels under Section 720.303(4)(b), and an association managing a condominium with 25 or more units that does not contain timeshare units under Section 718.111(12)(g). Associations below those thresholds have no posting duty, and the ordinary records inspection rules are the whole obligation.

What has to be posted on an association's website?

Both chapters require the recorded declaration, bylaws and articles with all amendments, the current rules, executory contracts and recent bids, the annual and proposed budgets, the financial report, insurance policies, self-dealing and conflict-of-interest documents, the certification of each director, member meeting notices and agendas at least 14 days ahead with documents to be voted on posted 7 days ahead, and board meeting notices by the regular notice deadline. A condominium must also post approved board minutes for the last 12 months, video recordings of meetings held by video conference, structural and life-safety inspection reports, the most recent structural integrity reserve study, building permits for ongoing or planned construction, and required affidavits.

How quickly must records be posted?

A condominium association must post a covered record within 30 days after it receives or creates it, unless a shorter period is otherwise required. Chapter 720 sets no equivalent general posting deadline for homeowners' associations; its duty carried a compliance date of January 1, 2025 instead. Meeting notices in both chapters have their own deadlines, 14 days before a member meeting and 7 days for documents to be voted on.

What records must be kept off the association website?

Anything the statute does not allow owners to access must not be posted, and protected information appearing inside a document that must be posted has to be redacted first. Owner email addresses and fax numbers are the common example, accessible to other owners only where consent was given, usable only for association business, and never sold or shared with outside third parties. An association is not liable for disclosing protected information unless the disclosure was made with knowing or intentional disregard of its protected nature.

What happens if an association fails to post required records?

In a condominium, the statute provides that a failure to post required information is not in and of itself sufficient to invalidate any action or decision of the board or its committees, so a missed posting does not unwind board action. It does leave an unmet statutory duty. Chapter 720 contains no equivalent sentence, so a homeowners' association should not assume the same protection applies and should consult the association's attorney about a real gap.

The Association Records Website: What Must Be Posted, and What Must Not

Q: Do board member certifications have to be posted on the website?

Yes, in both chapters. A homeowners' association posts the certification of each director required by Section 720.3033(1)(a), and a condominium association posts the certification of each director under the certification provision of Section 718.112(2)(d). A board that is behind on its education requirement is therefore behind in a place owners are directed to look.

Q: Does the website have to be owned by the association?

For a condominium, it must be either an independent site, application or portal wholly owned and operated by the association, or one operated by a third-party provider where the association owns, leases, rents or otherwise obtains the right to a page or portal dedicated to the association's activities. Chapter 720 does not impose that architectural requirement on homeowners' associations. In both cases the site must include a protected area inaccessible to the general public and accessible to owners and association employees.

By Carlos Castellano · Current as of August 28, 2026

Larger Florida associations no longer satisfy their records duty by answering requests. They have to publish. Both chapters now require an official records website, or a mobile application, with a protected area only owners can reach, and both spell out exactly which documents must sit there. The two lists are not the same list, and the deadlines are not the same either.

Does this apply to us?A homeowners’ association with 100 or more parcels, or an association managing a condominium with 25 or more units that has no timeshare units. Below those counts, neither posting duty applies, and the ordinary records inspection rules are the whole obligation.

How to read this article

BoardComply provides education and compliance tools, not legal advice. This article explains Florida law as we read it, with citations to the statutes. Where the law is unsettled we say so, and where regulators clarify a point we will update this article and note the change. For advice about your association’s specific situation, talk to a Florida community association attorney.

What the website itself has to be

It must be reachable over the Internet and it must contain a subpage, web portal, or other protected location that the general public cannot reach and that owners and association employees can. When an owner asks in writing, the association has to hand them a username and password for that protected area. A public page with a login button nobody can get behind does not satisfy the statute.

The condominium statute goes one step further and says what the site may be: either a site, application, or portal wholly owned and operated by the association, or one run by a third-party provider where the association owns, leases, or rents a page or portal dedicated to the association’s activities. A management company’s general site is not automatically enough; the space has to be the association’s. Chapter 720 does not carry that architectural rule, so an HOA has more latitude in how it gets there.

What has to be posted

Both lists start in the same place, with the documents that define the association and the money.

Both chapters: the recorded declaration and every amendment; the recorded bylaws and amendments; the articles of incorporation and amendments; the current rules; a list of executory contracts, plus bids received in the past year once bidding has closed; the annual budget and any proposed budget for the annual meeting; the financial report and any monthly income or expense statement to be considered at a meeting; insurance policies; self-dealing contracts and conflict-of-interest documents; the certification of each director; member meeting notices and agendas at least 14 days out, with any document to be voted on posted at least 7 days out; and board meeting notices and agendas by the regular notice deadline.

Meeting notices come with a placement rule in both chapters: in plain view on the front page, or on a clearly linked subpage labeled Notices. Burying them satisfies nobody.

The condominium list then keeps going, and these five items have no homeowners’ association counterpart: approved board minutes for the last 12 months; video recordings, or links to them, for any meeting held by video conference in the last 12 months; the inspection reports for structural and life-safety inspections, including the turnover inspection report; the most recent structural integrity reserve study; and copies of all building permits for ongoing or planned construction, plus any affidavits the chapter requires. Bid summaries above $500 stay posted for a year.

Your directors’ certificates are on the list, in both chapters. An HOA posts the certification of each director required by Section 720.3033(1)(a). A condominium posts the certification of each director under the certification provision of Section 718.112. A board that is behind on education is behind in public, in the place the statute tells owners to look. That is worth knowing before your next annual meeting.

How fast, and here the chapters part ways

A condominium association must post a covered record within 30 days after it receives or creates it, unless something else requires it sooner. Chapter 720 sets no equivalent posting deadline for records generally. The HOA duty carried its own compliance date instead, January 1, 2025, by which associations of 100 or more parcels had to be posting. Both duties are in force today.

The practical reading for an HOA is not that timing is optional. The meeting-notice items carry their own 14-day and 7-day deadlines, and a website that lags reality is a records problem waiting to become a dispute. It is simply that Chapter 720 does not put a number on the general case.

What must be kept off

This is the half boards get wrong, and it cuts the other way: some records are not allowed to be accessible to owners at all, and those must not be posted. Both chapters say so directly, and both require the association to redact protected information when it appears inside a document that does have to be posted.

Owner email addresses and fax numbers are the everyday example on the condominium side. They are accessible to other owners only where the owner consented to electronic notice or expressly agreed to share them, the association must use them only for association business, and they may not be sold or shared with outside third parties. Personnel records, medical records, and records protected by attorney-client privilege sit in the same protected family. The full list of what owners may not see lives with the general records rules in responding to a records request, and the redaction duty here is the same duty applied to publishing.

Neither chapter makes the association liable for disclosing protected information unless the disclosure was made with knowing or intentional disregard of its protected nature. That is real protection for a board acting in good faith, and it is not a reason to skip the review.

What happens if the board does not post

The condominium statute answers this in one sentence: a failure to post required information is not in and of itself sufficient to invalidate any action or decision of the board or its committees. So a missed posting does not unwind a budget or a contract. What it does leave is an unmet statutory duty and an owner who can point at it, which is how most records disputes start.

Chapter 720 contains no matching sentence. An HOA should not assume the same protection reads across, and a board with a real gap should ask the association’s attorney rather than infer.

A short way to stay compliant

1. Confirm you are covered. Count parcels or units.
2. Check the protected area works. Have an owner who is not on the board try the login and tell you what they see.
3. Walk the list.Take the posting list for your chapter and check the site item by item, including the directors’ certifications.
4. Put posting into the meeting routine. Notices and agendas have deadlines measured in days, so they belong in whoever prepares the meeting packet.
5. Redact before you publish, not after.

Related: responding to a records request, what the secretary is responsible for, and milestone inspections and SIRS, two of the reports a condominium has to post.

Every director’s certificate belongs on that website, so the board’s education status is visible to owners by law. Our HOA and condominium certifications issue the certificate the moment a director finishes, as a PDF the secretary can post the same day.