Florida Statute §718.111(12) contains more specific requirements than most association boards realize. The statute does not simply require a website — it specifies what the website must contain, how it must be structured, who must control it, and when documents must be updated. A website that satisfies some but not all of these requirements is still non-compliant.
The statute requires that the website be maintained by the association or by an authorized third-party provider on behalf of the association. The key phrase is on behalf of the association — meaning the association must control access, content, and credentials independently of any management company. An association that loses access to its compliance website if it changes management companies does not truly own and control the site within the meaning of the statute. This requirement eliminates generic management company portal subdomains as a compliant solution for most associations.
Florida Statute §718.111(12) creates two tiers of required web content. The public tier — accessible to anyone without a password — must include the current declaration, bylaws, rules, budget, insurance certificate, and board member contact information. The protected tier — accessible only to unit owners with verified credentials — must include detailed financial statements, meeting minutes with financial detail, contracts, bids, and other owner-designated records. Both tiers must be present. A website with only public documents is not compliant.
The statute specifies how current required documents must be. Meeting minutes must be posted within seven days of preparation. The annual budget must be posted within thirty days of adoption. Insurance certificates must reflect the current coverage period. Documents from prior years may be archived but the current versions must be prominently accessible. An association with a compliant website structure but outdated documents is still technically non-compliant — document currency is an ongoing obligation, not a one-time setup task.
Public content is accessible to any visitor without logging in — governing documents, budget, insurance certificate, board contacts. Password-protected content requires verified unit owner login and includes financial statements, detailed meeting minutes, contracts, and bids. Both tiers are legally required under Florida Statute §718.111(12).
While Florida Statute §718.111(12) does not specifically require mobile optimization, a website that is not functional on mobile devices may not satisfy the spirit of the accessibility requirement. Given that the majority of website traffic is now mobile, and that unit owners and board members increasingly access information on phones, mobile-responsive design is best practice and should be included in any compliant website build.
No. Social media platforms do not satisfy Florida Statute §718.111(12). The statute requires an official association website with a password-protected owner portal. Facebook groups, Instagram accounts, and other social media do not provide the document access structure, owner verification, or association control required by the statute.
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