Changes to the laws governing condominium association websites enacted in this year’s legislative session as well as in 2024 expand the requirements to include smaller communities and additional records. The changes serve to continue the growth and use of condominium websites, which should provide many communities with a highly effective tool to communicate with their members and fulfill their official records disclosure requirements.
Last year, the Florida legislature amended the state’s laws to require condominium associations with 25 or more units to have a website by January 1, 2026. The current law only requires associations with 150 or more units to maintain a website, so this change will greatly expand the number of condominium communities that must have a site starting next year.
As part of the many changes enacted under the far-reaching House Bill 913 during this year’s session that will go into effect on July 1 upon its approval by Gov. DeSantis, who has said he soon plans to sign it into law, associations with required websites will now also be required to post approved meeting minutes and hyperlinks to video recordings of all meetings from the preceding 12 months. These and other records required for inclusion on websites must be posted within 30 days of their receipt or creation. Florida homeowners associations with 100 or more parcels have also been required to maintain a website as of the start of 2025.
The state laws call for all required association websites to maintain a section that is dedicated exclusively to their unit owners and employees, and is inaccessible to the general public. For condo associations, these password-protected sections must include, among other things, the recorded declaration of condominium and bylaws along with any amendments, the articles of incorporation filed with the state, and the association’s rules and regulations. They must also feature a list of all executory contracts or documents to which the association is a party or under which the association or unit owners have an obligation; a list of the bids for materials, equipment or services received by the association within the past year; summaries of bids for materials, equipment or services which exceed $500 that were received from vendors during the past year; and the current annual budget, proposed budget, year-end financial reports, and monthly income or expense statements to be considered at a meeting.
Florida law permits condo associations to direct owners to their website to fulfill records requests in lieu of physical inspections. While building and maintaining these websites can consume a fair amount of time and resources, their use in response to owners’ requests to inspect official records can make them very cost-effective and beneficial.
Florida condominium associations that are now contending with a heightened level of scrutiny from their members over proposed budget increases should make effective use of their websites, which can help to make a significant impact in mitigating and addressing owners’ concerns. Posting documentation and information that supports budgetary increases helps to foster trust and credibility with the membership.
Given the heightened level of questioning that many Florida condominium boards are experiencing from association members over necessary increases to budgets and assessments, transparency and disclosure are becoming more essential than ever to maintaining community harmony and avoiding baseless dissent. Making effective use of community websites can be a very meaningful and important step towards averting and addressing owners’ concerns.