Florida law now requires many homeowners' associations with 100 or more parcels, and condominium associations with 25 or more units, to post specified records on a website or mobile app, with a protected owners-only area. This is general information, not legal advice; confirm the details with your association's attorney.
Key takeaways
- HOAs: Florida Statutes s. 720.303(4)(b), added by HB 1203 (2024), applies to associations with 100 or more parcels, with posting required from January 1, 2025.
- Condominiums: s. 718.111(12)(g) applies to associations managing 25 or more units that do not contain timeshare units, with compliance due January 1, 2026.
- The required records go in a protected area that is inaccessible to the general public and available to owners and employees.
- Condo records are due on the site within 30 days after the association receives or creates them.
- A website designer builds the site; legal compliance stays with the association and its attorney.
Which associations must have a website?
As of October 2026, the two thresholds we verified on the Florida Senate and Department of Business and Professional Regulation (DBPR) websites are these:
| Type | Threshold | Statute | Effective date |
|---|---|---|---|
| Homeowners' association | 100 or more parcels | s. 720.303(4)(b), added by HB 1203 (2024) | January 1, 2025, per the Florida Senate bill summary |
| Condominium association | 25 or more units, not containing timeshare units | s. 718.111(12)(g) | January 1, 2026, per DBPR's condominium FAQ |
| Cooperative association | No statutory website requirement, per DBPR's FAQ | Not applicable | Confirm with your attorney |
The condominium threshold fell from 150 units to 25 units under a 2024 law, HB 1021, with the January 1, 2026 compliance date. Smaller associations are not covered by these thresholds, but they may still choose to build a site for owners. HB 913 (2025), enacted as Chapter 2025-175 and effective July 1, 2025, also affects condominium associations: it allows meetings by video conference, requires those meetings to be recorded, and the condominium website list described below includes minutes and recordings from the preceding 12 months.
We also checked one 2026 bill, SB 1498 on community associations. According to the Florida Senate, it died in committee on March 13, 2026, and its summary does not describe changes to website requirements. Laws change, so your attorney should confirm what applies on the day you build.
What must be posted?
For HOAs, the statute lists documents such as the articles of incorporation, bylaws, declaration of covenants, current rules, a list of executory contracts, the annual budget, financial reports, insurance policies, director certifications and conflict-of-interest contracts, plus meeting notices and agendas.
For condominiums, the statute's list includes the declaration, bylaws, articles of incorporation and rules; board meeting minutes and video recordings from the preceding 12 months; contract lists and bid summaries; the annual budget and financial reports; director certifications; conflict-of-interest documents; inspection reports and reserve studies; and building permits and affidavits. The statute says digital copies must be available within 30 days after the association receives or creates the record.
Notices have their own placement rule for condominiums: the notice of a unit owner meeting and its agenda must be posted no later than 14 days before the meeting, in plain view on the front page of the website or application, or on a separate subpage labeled "Notices." These lists are summaries; the statute text is the authority, and your attorney should confirm the current list.
What goes in the public area and what stays protected?
Both statutes call for the records to sit in a subpage, web portal or other protected location that is inaccessible to the general public and accessible only to owners and association employees. Owners receive a username and password. Some information is also excluded from posting, such as attorney-client privileged records, personnel and medical records, and personal data like Social Security numbers, driver license numbers, credit card numbers, email addresses and phone numbers.
| Area | Typical content | Who plans it |
|---|---|---|
| Public | Association name and general information, manager or board contact, a login link, and for condominiums the notices placement described above | Designer and board, with the attorney's confirmation |
| Protected owners-only area | The records the statute requires, organized by type and year | Association, manager and attorney decide what is required; designer builds the structure |
| Never posted | Records the statute excludes, such as privileged or personal information | Association and attorney |
How do you plan the build in five steps?
- Ask the association's attorney which statute applies and which records must be posted, in writing.
- Decide who owns the domain, the site account and the owner login list, and keep that in the association's name.
- Choose how owners will log in. Some management companies already provide a portal; the public site can link to it.
- Organize the records by category and year, and name one person who uploads new records inside the 30-day window.
- Test the site on a phone with someone who is not on the board, and write down how login resets will be handled.
Accessibility also matters for an owner-facing site: clear headings, readable text and descriptive link text help older owners and people using assistive technology. We did not find a technical accessibility standard named in the sections we read, so ask the attorney whether any other accessibility obligations apply.
What can a web designer do, and what can't they do?
A designer can build the public site, the structure for the owners-only area, a clean document library and a notices page, and can keep the site secure. A designer cannot decide which records your association must post, give legal advice or certify that you comply. That responsibility belongs to the association's board, manager and attorney.
Be careful with any provider that promises compliance. An owners-only login also needs a proper approach to passwords and account recovery, so ask how it works before you sign. For security basics see our Website Security & Anti-Spam Setup, and for guidance on picking a builder read how to choose a web designer in Southwest Florida. To compare budgets, see how much a small business website costs.
Frequently asked questions
Does my HOA need a website in Florida?
Under s. 720.303(4)(b), added by HB 1203 (2024), a homeowners' association with 100 or more parcels must post specified documents on its website or make them available through a mobile app, from January 1, 2025, according to the Florida Senate's bill summary and the statute. Smaller associations are not covered by that threshold, though they can still choose to build a site. Confirm your parcel count and duties with your attorney.
Does my condominium association need a website in Florida?
Under s. 718.111(12)(g), an association managing a condominium with 25 or more units that does not contain timeshare units must post specified digital records on a website or mobile app. DBPR's FAQ gives the effective date as January 1, 2026. Records are due within 30 days after the association receives or creates them. Cooperatives have no statutory website requirement, according to DBPR. Ask your attorney to confirm.
What does HB 913 (2025) change for condominiums?
HB 913 (2025) was enacted as Chapter 2025-175 and took effect July 1, 2025. Among other provisions, it allows condominium meetings by video conference and requires those meetings to be recorded. The current statute's website list includes minutes and video recordings from the preceding 12 months. It covers many topics, so ask your attorney which parts affect your association.
Can the required documents be public?
The statutes describe a subpage, web portal or other protected electronic location that is inaccessible to the general public and available only to owners and association employees. That is where the required records go. Condominium meeting notices have a separate placement rule on the front page or a Notices subpage. Because details matter, have the attorney review which items are public and which are protected.
Is a website designer responsible for legal compliance?
No. A designer builds and maintains the website; the association's board, manager and attorney decide what the law requires and whether the site meets it. This article is general information, not legal advice. Before launch, ask the attorney to review the list of records, the owner login process and any notices page, and keep a record of what you decided.
Can you build an HOA or condo website?
We can build the website, and a human reviews every page. Our Business Website covers up to 10 pages for $900 and is priced for public pages. A members-only login and document area is a different job, so we would scope and price it separately after learning how your owners will sign in. The association remains responsible for what the law requires.
Sources
- Florida Senate: Florida Statutes s. 720.303 (homeowners' associations, official records)
- Florida Senate: Florida Statutes s. 718.111 (condominium associations, official records)
- Florida DBPR: Condominiums and Cooperatives FAQs
How we can help
We build fixed-price Shopify websites for Southwest Florida organizations and small businesses. Our Business Website covers up to 10 pages for $900, usually in one to two weeks, and a human reviews every fact, price and claim. We can build the site; we cannot provide legal advice, and compliance is your association's responsibility, so involve its attorney. Associations in Charlotte County can see our Port Charlotte web design page, those in Lee County our Lee County page, and you can ask us what a members-only area would involve before committing.
