Florida HOA websites are now required by law for most associations, not just condos. If your association is in Florida, there is a good chance state law requires you to keep records on a community website. This surprises a lot of boards, because for years the rule only applied to condos. That changed in 2024. Both homeowners associations and condominium associations now have website requirements, with different size thresholds and slightly different document lists. This guide, and the house bills behind it, walks through who is covered, what has to go online, and the deadlines that already apply, so your board and its property manager or community association manager know exactly where things stand.

A Quick History: How This Law Got Here

None of this happened overnight, and nobody expects a volunteer board president to have tracked every bill as it moved through Tallahassee. Here is the short version of how we got here:

• 2017, Senate Bill 398 mentioned that associations should designate certain items on their website, but the language was too weak to actually require most associations to have one.
• House Bill 1237 made websites mandatory for larger condo associations, effective January 1, 2019, at a threshold of 150 or more units.
• 2024, House Bill 1203 extended the requirement to homeowners associations for the first time, covering HOAs with 100 or more parcels, effective January 1, 2025.
• 2024, House Bill 1021 lowered the condo threshold from 150 units down to 25 units, with a compliance deadline of January 1, 2026, for the smaller condo associations newly covered.

One thing worth clearing up: if you have read somewhere that Florida HOAs do not need a website, that was true once, but it is not anymore. It stopped being accurate once HB 1203 took effect.

Does Your HOA Need a Website?

Under Florida Statute 720.303(4)(b), an HOA with 100 or more parcels must post specific official records on its website or through a mobile app. This took effect January 1, 2025, so it already applies. If your HOA has fewer than 100 parcels, you are not currently required to do this, though your board may still choose to for the sake of transparency and convenience.

What an HOA Must Post

• The articles of incorporation and each amendment
• The recorded bylaws and each amendment
• The declaration of covenants and each amendment
• The current rules of the association
• A list of current contracts the association is party to, and 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
• The association's current insurance policies
• Each director's required certification
• Contracts or transactions involving a director, officer, or an entity in which one has a financial interest
• Any conflict-of-interest contract or document
• Notice of any member meeting and its agenda, posted at least 14 days ahead, plus any document to be voted on at least 7 days ahead
• Notice of board meetings and their agendas

Does Your Florida Condo Association Need a Website?

Under Florida Statute 718.111(12)(g), a condo association managing 25 or more units, excluding timeshare units, must post digital copies of a longer list of documents than HOAs do. Any new record must go up within 30 days of the association receiving or creating it. The 25-unit threshold, lowered from the old 150-unit rule by House Bill 1021, carries a compliance deadline of January 1, 2026, for newly covered associations. Condo associations that were already at or above 150 units have been required to comply since 2019.

The document list itself has also grown. House Bill 913, passed in 2025, expanded what condo associations must post, adding video recordings of meetings and a broader set of financial reports to the requirement. If your association's website was already compliant before 2025, it is worth checking it again against the current list rather than assuming nothing changed.

What a Condo Association Must Post

Everything on the HOA list above applies to condos too, plus a few items unique to condominiums:

• The video recording, or a link to it, for any board, committee, or membership meeting held by video conference in the past 12 months
• The approved minutes of all board meetings from the past 12 months
• The association's most recent structural integrity reserve study, if applicable
• Copies of all building permits for ongoing or planned construction
• Inspection reports related to structural or life-safety inspections of the property

That last group reflects Florida's post-Surfside push for more visibility into a building's structural condition, and it is a meaningfully bigger lift than what HOAs must post. Reserve studies in particular have their own separate compliance deadlines under Florida's structural integrity laws, distinct from the website posting requirement itself, so it is worth confirming your association's reserve study timeline with your community association manager or legal counsel rather than assuming the website deadline is the only one that matters.

The Same Rules Apply to Both: Portal and Privacy Requirements

Whether you are an HOA or a condo association, the setup is the same, and it is not complicated once it is in place:

• The website or app must be reachable over the internet, with a protected section, such as a subpage or portal, that is not visible to the general public.
• Only owners and association employees can access that protected section.
• When an owner asks in writing, the association must give them a username and password to that section.
• Certain personal information must never be posted, including social security numbers, driver's license numbers, credit card numbers, and most direct contact details for owners.
• If a document that must be posted also contains any of that protected information, the association has to redact it before posting.

How to Actually Comply

None of this requires your board to become legal experts. It comes down to three things: a password-protected resident portal that keeps the public out, a document library organized enough that nothing on the required list is missing, and a habit of posting new records and meeting notices on time rather than in a batch once a year. Whichever board member is assigned to the website should also confirm the requirements with legal counsel or the association's community association manager, since the document list has changed twice in two years and is likely to change again. A platform built for HOAs, rather than a general website builder, tends to make the technical side easier, since the portal and document structure already exist rather than being something your board configures from scratch. Our guide to HOA websites and builders walks through what to look for.

Your Next Step This Month

If you are a board president or the board member who handles the website, here is a simple way to spend twenty minutes checking where you stand:

• Count your parcels or units. Under 100 for an HOA, or under 25 for a condo, and you are not yet required to have a site.
• Log into your current site as if you were a resident. Can you find a private, password-only section? If not, that is the first gap to close.
• Pull up the document checklist for your association type below and check off what is already posted.
• Ask whoever manages your site, whether that is a volunteer, a management company, or a platform like ours, when the document list was last reviewed against current law.

That is genuinely most of the work. The rest of this guide is the detail behind each step, for whenever you or your management company want to double-check something specific.

Frequently Asked Questions

Are Florida HOAs required to have a website?

Yes, if the HOA has 100 or more parcels. This requirement took effect January 1, 2025, under Florida Statute 720.303(4)(b). HOAs under 100 parcels are not currently required to have one, though many choose to anyway. This also answers a related question boards often ask: must an HOA have a website in Florida at all sizes? No, only associations at or above the 100-parcel threshold are legally required to.

What are the website requirements for Florida condominium associations?

Condo associations with 25 or more units, excluding timeshares, must post a set of official records to a password-protected owner portal under Florida Statute 718.111(12)(g). New records must go up within 30 days of the association receiving or creating them. This 25-unit threshold, lowered from the old 150-unit rule by a 2024 bill, carries a compliance deadline of January 1, 2026, for the newly covered associations. Condos already at 150 or more units have been required to comply since 2019.

What are the website requirements for condominium associations under Florida Statute 718?

Florida Statute 718.111(12)(g) requires condo associations with 25 or more units to post digital copies of governing documents, budgets, financial reports, meeting notices and minutes, contracts, and structural documents like the structural integrity reserve study and building permits, all behind a portal only owners can access. This is the condo-specific section of the law; the parallel HOA requirement sits in a different statute, 720.303(4)(b).

Is it true that Florida HOAs are exempt from website requirements?

That was true before 2024. House Bill 1203 changed it, and as of January 1, 2025, HOAs with 100 or more parcels must maintain a website with a protected owner portal, the same as larger condo associations.

What are the new laws for homeowners associations in Florida in 2026?

2026 is largely the year the last pieces of a multi-year overhaul phase in, rather than one single new law. Confirmed changes include: the website requirement is now fully phased in for both HOAs (since January 1, 2025) and condos (since January 1, 2026); new board directors must complete state-approved training within 90 days of election, a rule extended to HOAs by House Bill 1203; and financial transparency rules tightened, with associations over certain revenue thresholds, or with 1,000 or more parcels, now required to produce audited financials. Some other widely discussed 2026 proposals, including a bill that would eliminate HOA presuit mediation requirements, have not been confirmed as signed into law as of this writing. Boards should verify any proposal's status directly with the Florida Legislature before relying on it.

What happens if an association does not comply?

The law does not name a specific fine for noncompliance with the posting requirement itself, but failing to comply with related recordkeeping and access rules can expose a board to complaints, arbitration, and reputational harm with residents. Boards should treat the deadline as firm rather than assume it is loosely enforced.

Conclusion

Florida's website requirements now reach far more associations than they used to, and the rules for HOAs and condos, while similar, are not identical. Start by figuring out which threshold applies to your association, confirm your current site actually has a protected owner-only section, and check your document library against the list for your association type. If you are building a site from scratch, our complete guide to HOA websites and builders is a good next stop.

References

Florida Legislature. (2026). The 2026 Florida Statutes, § 718.111, The association. Online Sunshine. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html

Florida Legislature. (2026). The 2026 Florida Statutes, § 720.303, Association powers and duties; meetings of board; official records; budgets; financial reporting; association funds; recalls. Online Sunshine. https://www.leg.state.fl.us/statutes/index.cfm?App_mode=display_statute&URL=0700-0799/0720/0720.html

KSN Law. (2026). 2026 Florida legal updates for community associations: Voting, websites, disclosures, and more. https://www.ksnlaw.com/blog/2026-florida-legal-updates-for-community-associations-voting-websites-disclosures-and-more/