THE BOSS (Boards & Owners For SucceSS) CONDO FAQ's
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If there is one thing I’ve learned from our owners and board members, it’s that “condo life” often comes with more questions than a toddler on a road trip. Navigating the rules of the road shouldn’t feel like you’re reading a map in a storm.
Because clarity is a luxury you deserve, I’m launching a dedicated Q&A Forum right here on this page as your official “one-stop shop” for answers—no more digging through old emails or guessing at bylaws. As the questions roll in, the answers will go up.
Think of it as your community cheat sheet, minus the detention.
You asked – We delivered.
How it Works:
The Archives: Below, you’ll find an evolving list of the most frequent questions regarding Florida Law and our Association. Just ask a question or enter keywords in the search box below. If you don’t see the answer, reduce the number of words in the search box.
Your Turn: Have a question that isn’t answered yet? [Submit it here].
The Update: We’ll post the answer right here for everyone to see. No more hunting through old meeting minutes or “he-said, she-said” in the lobby.
We will continue to add new questions regularly, so hit me up on the Contact Us page or click the SUBMIT link in yellow above and we’ll get it added Likity-Split!
We’re taking the mystery out of the statutes so we can get back to the best part of living here: actually living here.
Association Records (2)
Florida law recently underwent significant changes regarding transparency and digital access. Whether your association is legally required to maintain a website depends primarily on its size and type.
Condominiums: Mandatory for associations with 25 or more units
These websites must include a “protected” section that is inaccessible to the general public and only open to unit owners and employees of the association.
The requirements for an association website act as a digital “official records” library. Florida law (Statutes 718 and 720) dictates that while many records must be maintained for 7 years, only specific subsets must be posted to the website for owner access. 📁
Critical Exceptions (What CANNOT be posted) 🔒
To protect privacy and legal strategy, the following records are strictly excluded from the website even if they are “official records”:
-
Attorney-Client Privilege: Any documents related to ongoing or potential litigation ⚖️.
-
Personnel Records: Social security numbers, medical records, or payroll info for employees 🚫.
-
Owner Privacy: Personal emails and phone numbers (unless the owner specifically consented to their use for official notice) 👤.
-
Unit/Parcel Details: Unit owner credit card numbers or sensitive financial account data.
Here is a breakdown of the core records required for the digital portal:
Digital Record Requirements 📋
| Record Type | Maintenance Duration | Website Requirement |
| Governing Documents (Declaration, Bylaws, Articles) | Permanent | Current version and all amendments 📜 |
| Meeting Notices & Agendas | 7 Years | Posted at least 14 days before the meeting 🗓️ |
| Minutes (Board and Member Meetings) | 7 Years | Posted after approval ✍️ |
| Annual Budget & Financials | 7 Years | Proposed budgets and final financial reports 💰 |
| Executory Contracts/Bids | 7 Years (Bids: 1 year) | Any contract currently in effect or under bid 🏗️ |
| Director & Officer Info | Current | Certification forms and contact details 📞 |
0
0
Leave a Reply
The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).
Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:
I. Condominium Associations (Chapter 718)
As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.
Statute Section: Section 718.111(12)(g), Florida Statutes
Key Requirements:
The website must be password-protected and inaccessible to the general public.
The association must provide unit owners with a username and password upon request.
Mandatory Documents Include:
The recorded Declaration of Condominium and all amendments.
The Articles of Incorporation and Bylaws.
Current Rules and Regulations.
Management agreements and any other contracts to which the association is a party.
The annual budget and any proposed budgets.
Financial reports and the most recent financial statement.
Board meeting notices and agendas (posted at least 48 hours in advance).
Member meeting notices and agendas (posted at least 14 days in advance).
III. Comparison & Analogies
To better understand the scope of these requirements, consider the following analogies:
The “Digital File Cabinet” Analogy:
Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.
The “Notice Board” Analogy:
Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.
0
0
Leave a Reply
Website (6)
No. Access to the mandatory website and the documents required to be posted there must be provided to owners at no charge.
0
0
Leave a Reply
As of January 1, 2026, any condominium association managing 25 or more units must maintain an official website or a mobile app where specific digital copies of official records (like governing documents, budgets, and meeting notices) are posted for owners to access via a secure login.
0
0
Leave a Reply
As of January 1, 2026, all associations with 25 or more units must have a secure website or app where documents like the declaration, bylaws, and budgets are posted.
0
0
Leave a Reply
minimum number of units required for the Association to have a website.
- The “Rule of 25”: As of January 1, 2026, Florida Law requires most associations with 25 units or more to host these types of documents online. I highly recommend that you obtain your Association’s website even if you have less than 25 units, however. You aren’t just being helpful—you’re being ahead of the curve! you also avoid all those pesky requests to access records. They are always available 24/7 365 days a year!
0
0
Leave a Reply
Florida law recently underwent significant changes regarding transparency and digital access. Whether your association is legally required to maintain a website depends primarily on its size and type.
Condominiums: Mandatory for associations with 25 or more units
These websites must include a “protected” section that is inaccessible to the general public and only open to unit owners and employees of the association.
The requirements for an association website act as a digital “official records” library. Florida law (Statutes 718 and 720) dictates that while many records must be maintained for 7 years, only specific subsets must be posted to the website for owner access. 📁
Critical Exceptions (What CANNOT be posted) 🔒
To protect privacy and legal strategy, the following records are strictly excluded from the website even if they are “official records”:
-
Attorney-Client Privilege: Any documents related to ongoing or potential litigation ⚖️.
-
Personnel Records: Social security numbers, medical records, or payroll info for employees 🚫.
-
Owner Privacy: Personal emails and phone numbers (unless the owner specifically consented to their use for official notice) 👤.
-
Unit/Parcel Details: Unit owner credit card numbers or sensitive financial account data.
Here is a breakdown of the core records required for the digital portal:
Digital Record Requirements 📋
| Record Type | Maintenance Duration | Website Requirement |
| Governing Documents (Declaration, Bylaws, Articles) | Permanent | Current version and all amendments 📜 |
| Meeting Notices & Agendas | 7 Years | Posted at least 14 days before the meeting 🗓️ |
| Minutes (Board and Member Meetings) | 7 Years | Posted after approval ✍️ |
| Annual Budget & Financials | 7 Years | Proposed budgets and final financial reports 💰 |
| Executory Contracts/Bids | 7 Years (Bids: 1 year) | Any contract currently in effect or under bid 🏗️ |
| Director & Officer Info | Current | Certification forms and contact details 📞 |
0
0
Lee Hunt says: The meeting minutes must now be maintained permanently. The information above was accurate until the statute was updated in July of 2025.
Leave a Reply
The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).
Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:
I. Condominium Associations (Chapter 718)
As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.
Statute Section: Section 718.111(12)(g), Florida Statutes
Key Requirements:
The website must be password-protected and inaccessible to the general public.
The association must provide unit owners with a username and password upon request.
Mandatory Documents Include:
The recorded Declaration of Condominium and all amendments.
The Articles of Incorporation and Bylaws.
Current Rules and Regulations.
Management agreements and any other contracts to which the association is a party.
The annual budget and any proposed budgets.
Financial reports and the most recent financial statement.
Board meeting notices and agendas (posted at least 48 hours in advance).
Member meeting notices and agendas (posted at least 14 days in advance).
III. Comparison & Analogies
To better understand the scope of these requirements, consider the following analogies:
The “Digital File Cabinet” Analogy:
Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.
The “Notice Board” Analogy:
Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.
0
0
Leave a Reply
Quick Legal Disclaimer for Those
Who Don’t like to Play Nice…
1. General Information Only: All content provided on this website, including blogs, FAQs, and downloaded materials, is for general informational and educational purposes only. It is not intended to provide specific legal, financial, or professional advice. 2. No Attorney-Client Relationship: The owner of this website is not an attorney and does not provide legal advice. Use of this website, or the receipt of information from it, does not create an attorney-client relationship. Because Florida statutes and community association laws are subject to frequent change, you should consult with a qualified professional or attorney regarding your specific situation. 3. Accuracy and “As-Is” Provision: While we strive to provide accurate and up-to-date information, the owner makes no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, or suitability of the information contained herein. Any reliance you place on such information is strictly at your own risk. 4. Limitation of Liability: In no event will the owner be liable for any loss or damage, including without limitation, indirect or consequential loss or damage, arising from the use of this website or reliance on any information provided. The recipient is free to accept or reject any information provided at any time. 5. External Links: Through this website, you may be able to link to other websites which are not under the control of the owner. We have no control over the nature, content, and availability of those sites. The inclusion of any links does not necessarily imply a recommendation or endorse the views expressed within them. 6. Intellectual Property, Copyright and Trademarks: Unless otherwise noted, the design, text, and original materials on this website are the intellectual property of the site owner. You may view or print content for your own personal use. Copying, reproducing, or redistributing this material for commercial gain without prior written consent is strictly prohibited. Third-party trademarks, product names, or corporate materials referenced on this site belong to their respective owners.
Association Records (2)
Florida law recently underwent significant changes regarding transparency and digital access. Whether your association is legally required to maintain a website depends primarily on its size and type.
Condominiums: Mandatory for associations with 25 or more units
These websites must include a “protected” section that is inaccessible to the general public and only open to unit owners and employees of the association.
The requirements for an association website act as a digital “official records” library. Florida law (Statutes 718 and 720) dictates that while many records must be maintained for 7 years, only specific subsets must be posted to the website for owner access. 📁
Critical Exceptions (What CANNOT be posted) 🔒
To protect privacy and legal strategy, the following records are strictly excluded from the website even if they are “official records”:
-
Attorney-Client Privilege: Any documents related to ongoing or potential litigation ⚖️.
-
Personnel Records: Social security numbers, medical records, or payroll info for employees 🚫.
-
Owner Privacy: Personal emails and phone numbers (unless the owner specifically consented to their use for official notice) 👤.
-
Unit/Parcel Details: Unit owner credit card numbers or sensitive financial account data.
Here is a breakdown of the core records required for the digital portal:
Digital Record Requirements 📋
| Record Type | Maintenance Duration | Website Requirement |
| Governing Documents (Declaration, Bylaws, Articles) | Permanent | Current version and all amendments 📜 |
| Meeting Notices & Agendas | 7 Years | Posted at least 14 days before the meeting 🗓️ |
| Minutes (Board and Member Meetings) | 7 Years | Posted after approval ✍️ |
| Annual Budget & Financials | 7 Years | Proposed budgets and final financial reports 💰 |
| Executory Contracts/Bids | 7 Years (Bids: 1 year) | Any contract currently in effect or under bid 🏗️ |
| Director & Officer Info | Current | Certification forms and contact details 📞 |
0
0
Lee Hunt says: The meeting minutes must now be maintained permanently. The information above was accurate until the statute was updated in July of 2025.
Leave a Reply
The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).
Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:
I. Condominium Associations (Chapter 718)
As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.
Statute Section: Section 718.111(12)(g), Florida Statutes
Key Requirements:
The website must be password-protected and inaccessible to the general public.
The association must provide unit owners with a username and password upon request.
Mandatory Documents Include:
The recorded Declaration of Condominium and all amendments.
The Articles of Incorporation and Bylaws.
Current Rules and Regulations.
Management agreements and any other contracts to which the association is a party.
The annual budget and any proposed budgets.
Financial reports and the most recent financial statement.
Board meeting notices and agendas (posted at least 48 hours in advance).
Member meeting notices and agendas (posted at least 14 days in advance).
III. Comparison & Analogies
To better understand the scope of these requirements, consider the following analogies:
The “Digital File Cabinet” Analogy:
Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.
The “Notice Board” Analogy:
Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.
0
0
Leave a Reply
Website (6)
No. Access to the mandatory website and the documents required to be posted there must be provided to owners at no charge.
0
0
Leave a Reply
As of January 1, 2026, any condominium association managing 25 or more units must maintain an official website or a mobile app where specific digital copies of official records (like governing documents, budgets, and meeting notices) are posted for owners to access via a secure login.
0
0
Leave a Reply
As of January 1, 2026, all associations with 25 or more units must have a secure website or app where documents like the declaration, bylaws, and budgets are posted.
0
0
Leave a Reply
minimum number of units required for the Association to have a website.
- The “Rule of 25”: As of January 1, 2026, Florida Law requires most associations with 25 units or more to host these types of documents online. I highly recommend that you obtain your Association’s website even if you have less than 25 units, however. You aren’t just being helpful—you’re being ahead of the curve! you also avoid all those pesky requests to access records. They are always available 24/7 365 days a year!
0
0
Leave a Reply
Florida law recently underwent significant changes regarding transparency and digital access. Whether your association is legally required to maintain a website depends primarily on its size and type.
Condominiums: Mandatory for associations with 25 or more units
These websites must include a “protected” section that is inaccessible to the general public and only open to unit owners and employees of the association.
The requirements for an association website act as a digital “official records” library. Florida law (Statutes 718 and 720) dictates that while many records must be maintained for 7 years, only specific subsets must be posted to the website for owner access. 📁
Critical Exceptions (What CANNOT be posted) 🔒
To protect privacy and legal strategy, the following records are strictly excluded from the website even if they are “official records”:
-
Attorney-Client Privilege: Any documents related to ongoing or potential litigation ⚖️.
-
Personnel Records: Social security numbers, medical records, or payroll info for employees 🚫.
-
Owner Privacy: Personal emails and phone numbers (unless the owner specifically consented to their use for official notice) 👤.
-
Unit/Parcel Details: Unit owner credit card numbers or sensitive financial account data.
Here is a breakdown of the core records required for the digital portal:
Digital Record Requirements 📋
| Record Type | Maintenance Duration | Website Requirement |
| Governing Documents (Declaration, Bylaws, Articles) | Permanent | Current version and all amendments 📜 |
| Meeting Notices & Agendas | 7 Years | Posted at least 14 days before the meeting 🗓️ |
| Minutes (Board and Member Meetings) | 7 Years | Posted after approval ✍️ |
| Annual Budget & Financials | 7 Years | Proposed budgets and final financial reports 💰 |
| Executory Contracts/Bids | 7 Years (Bids: 1 year) | Any contract currently in effect or under bid 🏗️ |
| Director & Officer Info | Current | Certification forms and contact details 📞 |
0
0
Lee Hunt says: The meeting minutes must now be maintained permanently. The information above was accurate until the statute was updated in July of 2025.
Leave a Reply
The primary Florida Statutes governing the requirement for associations to maintain official records on a website or mobile application are found in Chapter 718 (The Condominium Act) and Chapter 720 (The Homeowners’ Association Act).
Below is the specific legal framework and the URLs to the official 2025 Florida Statutes:
I. Condominium Associations (Chapter 718)
As of January 1, 2026, all condominium associations with 25 or more units (excluding timeshares) are required to maintain a website or mobile application containing specific official records.
Statute Section: Section 718.111(12)(g), Florida Statutes
Key Requirements:
The website must be password-protected and inaccessible to the general public.
The association must provide unit owners with a username and password upon request.
Mandatory Documents Include:
The recorded Declaration of Condominium and all amendments.
The Articles of Incorporation and Bylaws.
Current Rules and Regulations.
Management agreements and any other contracts to which the association is a party.
The annual budget and any proposed budgets.
Financial reports and the most recent financial statement.
Board meeting notices and agendas (posted at least 48 hours in advance).
Member meeting notices and agendas (posted at least 14 days in advance).
III. Comparison & Analogies
To better understand the scope of these requirements, consider the following analogies:
The “Digital File Cabinet” Analogy:
Just as a physical office must keep records in a locked cabinet accessible to authorized personnel, the statute mandates a “Digital File Cabinet.” The website serves as the cabinet, and the password-protected portal acts as the lock, ensuring that while transparency is maintained for owners, private association business remains shielded from the general public.
The “Notice Board” Analogy:
Posting an agenda on the website is legally equivalent to pinning a physical notice to a community bulletin board. The statute simply modernizes this requirement to ensure that “notice” is truly accessible to owners who may not be physically present at the property.
0
0
The meeting minutes must now be maintained permanently. The information above was accurate until the statute was updated in July of 2025.