Florida Statute §718.111(12) does not just require a website — it requires a two-tier system with a secure, password-protected portal that only verified unit owners can access. This is the most technically demanding part of the compliance requirement and the part most generic websites and social media pages fail to provide.
The portal must verify that the person accessing sensitive documents is an authorized unit owner or their representative. It must not be accessible to the general public. It must contain all documents designated for owner-only access under the statute. And critically — it must be independent of the management company. If your management company's generic portal hosts your documents and the management agreement ends, you lose access to your compliance infrastructure. Florida law requires the association to independently control the portal.
A shared Google Drive link sent to owners by email does not satisfy the statute. A Facebook private group does not satisfy the statute. A Dropbox folder link does not satisfy the statute. A management company subdomain that the association does not independently control does not satisfy the statute. The portal must be a purpose-built, owner-verified secure access system — either hosted on the association's own website or through a compliant third-party provider where the association controls access credentials independently.
Arcaedia builds Florida-compliant owner portals as part of every association website. Each portal includes a structured document library organized by Florida statute category, owner access verification, and monthly maintenance support. The association controls access — not the management company, not the provider. When the portal is built, it belongs to the association. Call 941-529-7916 to discuss your portal requirements.
The portal must contain detailed financial statements, meeting minutes with financial detail, contracts the association is party to, bids received over the statutory threshold, and any other documents the board designates for owner-only access. Access must be restricted to verified unit owners and authorized representatives.
No. A shared cloud storage link does not satisfy Florida Statute §718.111(12). The statute requires a purpose-built password-protected system with verified owner access. Generic file sharing services do not provide the ownership verification, access control structure, or independence from third-party control that the statute requires.
The association must independently control the portal. If the management company controls access and the association cannot independently manage credentials, document updates, and owner access without going through the management company, the portal may not satisfy the independence requirement of Florida law. Associations should ensure their portal is registered to the association, not the management company.
Arcaedia builds HB 1021 compliant websites for Florida associations. Bradenton-based. Custom branded. The Password-Protected Owner Portal Requirement for Florida Condo Associations97/month. No long-term contract.