Florida Statute §718.111(12) is the law that requires your condo association to have a website. Not HB 1021 — that was the bill that amended the statute. The statute is what your board is legally bound to follow. Here is what it actually says, in plain English.
The statute requires condominium associations with 25 or more units to maintain an accessible website. The website must be owned and operated by the association, or hosted by a third-party provider — but the association must control access and content. The domain used by a management company's generic portal system does not satisfy this requirement if the association does not independently control the site. This distinction matters for associations currently relying on a management company's subdomain portal.
The statute creates two tiers of required content. The public tier includes documents that any visitor can access — governing documents, rules, current budget, insurance certificate, and board member contact information. The password-protected tier requires a secure portal accessible only to unit owners and authorized persons — this tier contains financial statements, meeting minutes with detailed financial information, contracts, and other sensitive records. Both tiers must be maintained. A website with only public documents and no password-protected portal is not compliant.
The statute specifies timing requirements for document updates. Meeting minutes must be posted within 7 days of being prepared or within 7 days of the meeting — whichever occurs first. The current budget must be posted within 30 days of adoption. Insurance certificates must reflect the current coverage period. Boards that have a compliant website but fail to keep documents current are still in violation. Monthly maintenance of the document library is as important as the initial build.
Florida Statute §718.111(12) requires condo associations with 25+ units to maintain a website with public documents and a password-protected owner portal. Required documents include governing documents, budget, financial statements, meeting minutes, insurance certificate, contracts, and board member information.
A management company generic portal subdomain does not satisfy the statute if the association does not independently own and control the site. The law requires the association to control the website. If the management company relationship ends and the association loses access to the portal, the site was not compliant to begin with.
Meeting minutes must be posted within 7 days of preparation. Budgets must be posted within 30 days of adoption. Insurance certificates must reflect current coverage. Ongoing document maintenance is a statutory requirement — a compliant website with outdated documents is still a non-compliant website.
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