Florida condo owner websites · Fla. Stat. 718.111(12)(g)

Required by law. Handled by us.

Since Jan 1, 2026, Florida law puts the owner website on the board of every condo association with 25 or more units: an owner-only login, with required records posted (most within 30 days). Your board keeps the duty. We take the posting work off your plate.Florida law puts the owner website on the board of every condo with 25+ units. We take the posting work off your plate.

Email it. We post it. You’re covered.

“Covered” means we handle the posting. Your board stays responsible for its records.

1Email us your document.
2We post it within 5 business days.
3Owners log in and see it.

Meeting notices go up within 1 business day after we get them. Send a board meeting notice at least 3 business days before the meeting, or at least 16 days before if it needs 14 days' notice. Your board is responsible for its notice deadlines.

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Or call (786) 624-7581.

What the law asks of your board

A website or app for your association, with a locked section only owners and association staff can open. An owner who asks in writing gets a username and password.
The records on the law’s list posted there. Most must go up within 30 days. Some have shorter deadlines.
Protected information kept off the site, or blacked out first.

Your board stays responsible for all of this. We do the posting work. Your association’s attorney can tell you if the law applies to you.

What we do

Your board decides what goes up. We do the work of putting it there.

We set up a private website for your condo association.
Your board or manager emails us a PDF.
We put it in the right section. Your board picks the section. We can suggest one.
We check it for private details, like Social Security numbers, phone numbers and emails. If we find any, we hold it and ask your board. We never decide what to black out.
We post it and write down the date. Your board has a record of when each file went up.

You do not need to learn any software.

Pricing

Essentials

25–74 units

$119/month

or $1,190/year (2 months free, no setup fee)

Standard

75–199 units

$159/month

or $1,590/year (2 months free, no setup fee)

Tower

200+ units

$199/month

or $1,990/year (2 months free, no setup fee)

Founding Rate

First 20 associations statewide to sign, first come, first served. Any size.

$990/year

About $82.50/month, prepaid yearly. No setup fee. Price locked for 2 yearly terms (a price promise, not a 2-year contract).

Plans run from $119 to $199 a month based on building size, or pay yearly and get 2 months free with no setup fee. Monthly plans have a one-time $299 setup fee and can be cancelled with 30 days' notice. Founding Rate, limited to the first 20 associations statewide to sign, first come, first served: $990 a year (about $82.50 a month), prepaid yearly, price locked for 2 yearly terms (a price promise, not a 2-year contract). Yearly plans renew each year unless cancelled with 30 days' notice.

Every plan includes

A private owner portal. Each owner gets their own login. You also get a public front page and a Notices page.
We post documents within 5 business days. Meeting notices go up within 1 business day after we get them. Send a board meeting notice at least 3 business days before the meeting, or at least 16 days before if it needs 14 days' notice. Your board is responsible for its notice deadlines.
At setup, we load up to 150 of your old documents. More than that costs $99 per extra 100 documents.
A monthly report. It shows which of the 18 sections have something posted. It describes what is posted. It is not a legal opinion.
A full copy of your documents when you ask.

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What we don’t do

We host your website. We post the files your association sends us. That is our job.

We do not give legal advice. We are not a community association manager. We do not write meeting notices or agendas, and we do not set deadlines. Your board, your attorney and your licensed manager handle those.

Private company — not a government agency

Florida Condo Compliance LLC is a private company. We are not a government agency. We are not affiliated with the State of Florida, the DBPR, or any government agency. This site sums up the law for general information only. It is not legal advice. Please ask your association's attorney.

Questions and answers

Does my condo need a website?

Since Jan 1, 2026, Florida law says yes for many condos. It applies to an association that runs a condo with 25 or more units and no timeshare units. The rule is in Fla. Stat. 718.111(12)(g)1. Your association’s attorney can tell you if it applies to you.

Can the site be run by a company like you?

Yes. The site can be the association’s own, or a portal from another company. It must be just for your association. It must be on the internet. It must have a locked section that only unit owners and association employees can open. An owner who asks in writing gets a username and password.

How fast do records have to go up?

Here is a short summary of the deadlines. It is not legal advice.

What	Deadline	Law
Any record on the list	Within 30 days after the association gets it or makes it. Some records have a shorter deadline.	718.111(12)(g)1
Notice and agenda for an owner meeting	At least 14 days before the meeting. It goes on the front page or on a “Notices” page that is easy to find.	(12)(g)2.m
Papers owners will vote on, or that are on the agenda	At least 7 days before the meeting.	(12)(g)2.m
Notice, agenda and papers for a board meeting	By the 718.112(2)(c) deadline: 48 hours in a row before any board meeting (except emergencies). It is 14 days before a meeting about a special assessment that is not an emergency, or about a rule change on how units may be used.	(12)(g)2.n; 718.112(2)(c)
Board minutes and video recordings	Keep the last 12 months posted.	(12)(g)2.e-f
Bid summaries over $500	Keep posted for 1 year.	(12)(g)2.g
Milestone inspection report and the inspector's summary	Within 45 days after the association gets it.	718.112(2)(h)

What must stay private?

Protected information must not be posted. Or it must be blacked out first. This rule is in (12)(g)3, which points to (12)(c)5. The protected types in (12)(c)5.a–h are:

attorney-client and work-product records
information from approving a lease, sale or transfer of a unit
personnel records
owners’ medical records
personal details, such as SSNs, driver license and credit card numbers, and owners’ emails and phone numbers
electronic security measures and passwords
software and operating systems
718.121(4)(c) acknowledgments

Where can I read the law?

Read the full text here: Fla. Stat. 718.111 (2026), flsenate.gov. This summary is general information. It is not legal advice.

What are the 18 record sections?

The law lists 18 types of records in 718.111(12)(g)2. Item 15 includes the milestone inspection report. Under 718.112(2)(h), the full report and the inspector’s summary must also go on the website within 45 days after the association gets the report. We post it within 5 business days after your board sends it to us. Each tile opens that section in the demo portal.

Item 1 · 718.111(12)(g)2.aDeclaration and amendmentsThe building's founding document (declaration of condominium) and every recorded change to it.Item 2 · 718.111(12)(g)2.bBylaws and amendmentsThe association's rules for how the board and meetings work, and every recorded change.Item 3 · 718.111(12)(g)2.cArticles of incorporationThe articles filed with the Florida Department of State, and every amendment.Item 4 · 718.111(12)(g)2.dRulesThe association's rules and regulations for owners and residents.Item 5 · 718.111(12)(g)2.eBoard meeting minutesApproved minutes of all board meetings from the last 12 months.Item 6 · 718.111(12)(g)2.fVideo recordings of online meetingsRecordings (or links) of meetings held by video conference in the last 12 months.Item 7 · 718.111(12)(g)2.gContracts and bidsA list of executory contracts, a list of bids received in the past year, and summaries of bids over $500.Item 8 · 718.111(12)(g)2.hBudgetsThe annual budget and any proposed budget for the annual meeting.Item 9 · 718.111(12)(g)2.iFinancial reportsThe annual financial report and any monthly income or expense statement to be considered at a meeting.Item 10 · 718.111(12)(g)2.jDirector certificationsEach director's certification required by 718.112(2)(d)5.b.Item 11 · 718.111(12)(g)2.kContracts with directors or officersContracts or transactions with a director, officer, or a company where a director is financially interested.Item 12 · 718.111(12)(g)2.lConflict-of-interest documentsAny contract or document about a conflict or possible conflict of interest.Item 13 · 718.111(12)(g)2.mOwner meeting notices and agendasNotice and agenda for owner meetings (14 days before) and documents to be voted on (7 days before).Item 14 · 718.111(12)(g)2.nBoard meeting notices and agendasBoard meeting notices, agendas and meeting documents, by the 718.112(2)(c) deadline.Item 15 · 718.111(12)(g)2.oInspection reportsMilestone and turnover inspection reports, and any other structural or life-safety inspection reports. The milestone report and its summary go up within 45 days (718.112(2)(h)).Item 16 · 718.111(12)(g)2.pReserve study (SIRS)The most recent structural integrity reserve study, if the building needs one.Item 17 · 718.111(12)(g)2.qBuilding permitsPermits for construction that is ongoing or planned.Item 18 · 718.111(12)(g)2.rAffidavitsAffidavits required by Florida's condominium law (chapter 718).

The law gave your board the job. Let us do the work.

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