Section 718.111 of the Condominium Act provides certain requirements regarding websites for condominium associations. The following article addresses basic information and common questions relating to these website requirements, including which associations must have websites, the basic requirements for a website, and the information that must be provided on the website.
Question 1: Which Associations Must have a Website?
- Effective January 1, 2026, Section 718.111 states that any association managing 25 or more units must have a website where certain information must be provided. Importantly, this does not apply to an association with timeshare units.
Question 2: Does it have to be a Website?
- An Association may use a typical website or an application that can be downloaded on a mobile device.
Question 3: What are the Basic Requirements of the Website/Application?
- The website or applicable must be an independent website, application, or web portal wholly owned and operated by the association.
- Alternatively, the website, application, or web portal may be operated by a third-party provider with whom the association owns, leases, rents, or otherwise obtains the right to operate a web page, subpage, web portal, collection of subpages or web portals, or an application which is dedicated to the association’s activities and on which required notices, records, and documents may be posted or made available by the association.
- The association’s website or application must be accessible through the Internet and must contain a subpage, web portal, or other protected electronic location that is inaccessible to the general public and accessible only to unit owners and employees of the association.
- Upon a unit owner’s written request, the association must provide the unit owner with a username and password and access to the protected sections of the association’s website or application which contain any notices, records, or documents that must be electronically provided.
QUESTION 4: What Information Must be Provided?
Unless a shorter period is otherwise required, a document must be made available on the association’s website or made available for download through an application on a mobile device within 30 days after the association receives or creates one of the following official records:
- The recorded Declaration of Condominium of each condominium operated by the Association (plus all amendments)
- The recorded Bylaws of the Association (plus all amendments)
- The Articles of Incorporation of the Association, or other documents creating the Association (plus all amendments) The copy posted must be the same copy as filed with the Department of State
- The Rules and Regulations of the Association
- The approved minutes of all board of administration meetings over the preceding 12 months.
- The video recording or a hyperlink to the video recording for all meetings of the association, the board of administration, any committee, and the unit owners which are conducted by video conference over the preceding 12 months.
- A list of all executory contracts or documents to which the association is a party or under which the association or the unit owners have an obligation or responsibility and, after bidding for the related materials, equipment, or services has closed, a list of bids received by the association within the past year.
- Summaries of bids for materials, equipment, or services which exceed $500 must be maintained on the website or application for 1 year. In lieu of summaries, complete copies of the bids may be posted.
- The annual budget required by Section 718.112(2)(f) and any proposed budget to be considered at the annual meeting.
- Notice of any board meeting, the agenda, and any other document required for the meeting as required by Section 718.112(2)(c), which must be posted no later than the date required for notice under s. 718.112(2)(c)
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- The financial report required by Section 718.111(13) and any monthly income or expense statement to be considered at a meeting
- The certification of each director required by Section 718.112(2)(d)4.b
- All contracts or transactions between the association and any director, officer, corporation, firm, or association that is not an affiliated condominium association or any other entity in which an association director is also a director or officer and financially interested
- Any contract or document regarding a conflict of interest or possible conflict of interest as provided in Sections 468.4335, 468.436(2)(b)6., and 718.3027(3).
- The notice of any unit owner meeting and the agenda for the meeting, as required by Section 718.112(2)(d)3., no later than 14 days before the meeting. The notice must be posted in plain view on the front page of the website or application, or on a separate subpage of the website or application labeled “Notices” which is conspicuously visible and linked from the front page. The association must also post on its website or application any document to be considered and voted on by the owners during the meeting or any document listed on the agenda at least 7 days before the meeting at which the document or the information within the document will be considered.
- The association’s most recent structural integrity reserve study, if applicable
- Copies of all building permits issued for ongoing or planned construction.
- A copy of all affidavits required by this chapter
- The inspection reports described in Sections 553.899 and 718.301(4)(p) and any other inspection report relating to a structural or life safety inspection of condominium property.
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Special Considerations for the Information Required to be Provided:
- The Association must ensure that information and records that are not allowed to be accessible to unit owners, are not posted on the association’s website or application.
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- The failure of the association to post any of the information listed above is not in and of itself sufficient to invalidate any action or decision of the association’s board or its committees.
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As seen above, the amount of information required to be posted on an Association’s website, application, or web portal is expansive. Moreover, it may not always be clear if a certain document or piece of information falls into a category required to be posted on an Association’s website, application, or web portal. That said, Haber Law is committed to providing robust and competent legal advice regarding the required website, application, or web portal information. If you are an Association needing guidance in navigating the website requirement, please do not hesitate to contact our firm.
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THE INFORMATION CONTAINED IN THIS ARTICLE HAS BEEN PREPARED FOR INFORMATIONAL PURPOSES AND DOES NOT CONSTITUTE PROFESSIONAL ADVICE. YOU SHOULD NOT ACT UPON THE INFORMATION CONTAINED IN THIS ARTICLE WITHOUT OBTAINING SPECIFIC PROFESSIONAL ADVICE.FORMATION CONTAINED IN THIS ARTICLE HAS BEEN PREPARED FOR INFORMATIONAL PURPOSES AND DOES NOT CONSTITUTE PROFESSIONAL ADVICE. YOU SHOULD NOT ACT UPON THE INFORMATION CONTAINED IN THIS ARTICLE WITHOUT OBTAINING SPECIFIC PROFESSIONAL ADVICE.
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