On this page 13 sections
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We re-read the listed sources on this date. This is not attorney review, and it is not legal advice.
General information, not legal advice. Statutes and rules change; the official sources are linked below.
Since January 1, 2025, a Florida homeowners' association with 100 or more parcels has had to post a specific set of official records on a website or downloadable app. The records belong in a protected section that only parcel owners and association employees can reach, and owners get a username and password on written request. The requirement is in section 720.303(4)(b), Florida Statutes, added by HB 1203 (2024).
For a management company running dozens of associations, the first job is an inventory. Find the communities with 100 or more parcels, see where each one's records live today, and name the person who keeps each site current. This guide covers what the statute requires, what it forbids and where HOAs most often slip.
How the rule came about
- HB 1203 (2024), chapter 2024-221, effective July 1, 2024, created the posting requirement for associations with 100 or more parcels, with a January 1, 2025 deadline (bill history).
- 2026 session: HB 657, which would have amended Chapter 720, died in the Senate Rules Committee. §720.303 received only the reviser's technical corrections (ch. 2026-14); we re-read the rules below in the 2026 statutes on October 4, 2026.
Requirement by requirement
| Requirement | What the law says | Source | What to put in place |
|---|---|---|---|
| Coverage | 100 or more parcels, posting required by January 1, 2025 | §720.303(4)(b)1 | Confirm the parcel count with counsel when commercial parcels are mixed in |
| Owner-only area | Inaccessible to the public; open to parcel owners and association employees | §720.303(4)(b)2 | Give renters a resident login without the protected records |
| Login on request | Username and password after a parcel owner's written request | §720.303(4)(b)3 | Log the request date and the date access was granted |
| Member meetings | Notice and agenda 14 days before; voting documents 7 days before; homepage or linked Notices page | §720.303(4)(b)1.l | Calendar both dates when the meeting is set |
| Board meetings | Notice, agenda and required documents posted by the date notice is due | §720.303(4)(b)1.m | Post board packets with the notice, minus protected records |
| Protected records | Kept off the site; protected details redacted from required documents | §720.303(4)(b)4 and (5)(g) | Two people review every upload |
| Records requests | 10 business days after a written request | §720.303(5) | Date-stamp requests and flag certified mail |
Which Florida HOAs must post records online?
What the law says
"By January 1, 2025, an association that has 100 or more parcels shall post the following documents on its website or make available such documents through an application that can be downloaded on a mobile device" (§720.303(4)(b)1).
Recommended operating practice
- Count parcels. Residents and buildings don't decide coverage. A 96-home community with four commercial parcels is a question for counsel.
- Website or app. Either works, as long as the protected section exists.
- Under 100 parcels. The posting paragraph does not apply. Owners can still inspect and copy records on written request under §720.303(5), and a posted library usually means fewer requests.
Owner logins and the protected section
What the law says
The site or app "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 parcel owners and employees of the association" (§720.303(4)(b)2).
"Upon written request by a parcel owner, the association must provide the parcel owner with a username and password and access to the protected sections of the association's website or application" (§720.303(4)(b)3).
Recommended operating practice
- Renters are not parcel owners. In a community with a meaningful rental share, tenant logins need a different permission level. Pool rules and gate instructions are one thing; budgets, contracts and minutes are another.
- Log credential requests. Keep the date the written request arrived and the date access was granted. It is the simplest evidence you have if access is ever disputed.
The 13 items to post
The list in §720.303(4)(b)1, in plain terms:
| Item | Document | Notes |
|---|---|---|
| a | Articles of incorporation and each amendment | |
| b | Recorded bylaws and each amendment | |
| c | Declaration of covenants and each amendment | |
| d | Current rules of the association | Keep only the current version live |
| e | List of current executory contracts, and bids received in the past year | Bid list posted after bidding closes |
| f | Annual budget and any proposed budget for the annual meeting | |
| g | Financial report, and any monthly income or expense statement to be considered at a meeting | Report type depends on revenue |
| h | Current insurance policies | Not on the condo list, so easy to miss |
| i | Each director's certification | Under s. 720.3033(1)(a) |
| j | Contracts or transactions with a director or officer who has a financial interest | |
| k | Contracts or documents regarding a conflict of interest | |
| l | Notice and agenda of each member meeting | 14 days before; voting documents 7 days before |
| m | Notice, agenda and required documents for each board meeting | By the date notice is required |
Financial report type
Under §720.303(7), associations with annual revenue under $150,000 prepare a report of cash receipts and expenditures; $150,000 to $299,999, compiled statements; $300,000 to $499,999, reviewed statements; $500,000 or more, audited statements. An association with 1,000 or more parcels prepares audited statements regardless of revenue.
Notices and the Notices page
What the law says
Member meeting notices and agendas go up at least 14 days before the meeting. "The notice must be posted in plain view on the homepage 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 homepage." Any document to be voted on by the members, or listed on the agenda, goes up at least 7 days before the meeting (§720.303(4)(b)1.l).
Board meeting notices, agendas and required documents must be posted "no later than the date required for notice" (§720.303(4)(b)1.m).
Recommended operating practice
The Notices page is the part of the site owners visit most. Make it the easiest page to update, with a dated history, so nobody rebuilds it before every annual meeting.
Posting online does not reach every owner. In an association that operates as 55+ housing, plan a phone and print path for the same notices; our guide to phone-first communication in 55+ communities covers one.
The condo statute sets a general 30-day window to post new records. The HOA paragraph states no comparable number of days, so treat "current" as the standard: replace budgets, rules and insurance policies when they change rather than at year end.
What never goes on the site
What the law says
Under §720.303(5)(g), owners may not access:
- Records protected by the lawyer-client or work-product privilege
- Information obtained in approving a lease, sale or other transfer of a parcel
- Information obtained in a gated community in connection with guests' visits
- Personnel records of association or management company employees
- Medical records of parcel owners or residents
- Social Security, driver license and credit card numbers, email addresses, telephone numbers, fax numbers, emergency contact information, and addresses other than those used for association notices
- Electronic security measures, including passwords
- The software the association uses to manage its data
- Certain acknowledgments under s. 720.3085(3)(c)3
The association must keep those records off the site, and if protected information appears in a required document it "must ensure the information is redacted before posting the documents." The association and its agent are not liable for a disclosure "unless such disclosure was made with a knowing or intentional disregard" of its protected nature (§720.303(4)(b)4).
Recommended operating practice
The gate log deserves attention. In a gated community the visitor system is often the busiest database the association has: every contractor, delivery and guest, with names and times. It belongs with staff and security, and never in the owner document library or a board packet.
How the HOA rule compares with the condo rule
| HOAs (Chapter 720) | Condominiums (Chapter 718) | |
|---|---|---|
| Threshold | 100 or more parcels | 25 or more units, no timeshare units |
| Effective | January 1, 2025 | January 1, 2026 |
| Statute | §720.303(4)(b) | §718.111(12)(g) |
| Items listed | 13 | 18 |
| General posting window | Not stated | 30 days after receipt or creation |
| Insurance policies | Listed | Not listed |
| Inspection reports, SIRS, permits | Not listed | Listed |
| Video meeting recordings | Not listed | Listed (preceding 12 months) |
| Records request clock | 10 business days | 10 working days |
If you manage both, build one process with two checklists. The condo side is in Florida condo website requirements in 2026.
Records requests
What the law says
Under §720.303(5), unless the law or the governing documents provide otherwise:
- Official records are kept in Florida for at least 7 years and made available within 45 miles of the community or within the county, within 10 business days after a written request.
- A request sent by certified mail, return receipt requested that is not honored in that window creates a rebuttable presumption of willful failure.
- For a willful failure, minimum damages run $50 per calendar day for up to 10 days, from the 11th business day.
- An owner can make copies with a smartphone, tablet or portable scanner, and the association may not charge for that.
- Criminal penalties range from a second-degree misdemeanor, for a director, board member or community association manager who knowingly, willfully and repeatedly violates the inspection rules with intent to harm the association or its members, to a third-degree felony for refusing to release records to avoid detection of a crime.
Copy fees, the protected-records list and a day-by-day response workflow are in Florida condo and HOA official records requests.
Example scenario: the first month at a 640-home gated HOA
A management company takes over a 640-home gated association in September.
ChecklistFirst-month sequence
For how this fits an association management portfolio, see HOA & community management. Separate owner and renter logins, the week 3 step above, are shown on the Resident Portal page. The structural side for condominiums is in the guide to SIRS and milestone inspections.
Where TowerLine AI fits for a Chapter 720 association
TowerLine AI's records workflow was designed for a Chapter 718 condominium. The same pieces can be set up for a Chapter 720 association during implementation: an owner-only records area with folders mapped to the 13 items, a board-only folder for what owners may not see, renter logins without the protected records, and records requests logged with a business-day countdown. The visitor and gate log is designed to stay in front desk tools for staff, apart from the owner library. Your manager and counsel decide what gets redacted and how §720.303 applies to the association.
Frequently asked questions
Do all Florida HOAs need a website?
No. The posting paragraph applies to associations with 100 or more parcels, which had to post the listed documents on a website or app by January 1, 2025. Smaller HOAs are not covered by it, though their owners keep the right to inspect official records on written request.
Can an HOA post the owner directory on its website?
Be careful. Section 720.303(5)(g) bars member access to personal identifying information such as telephone numbers, email addresses and emergency contacts, beyond what the association uses for notices. A directory with phone numbers and emails should not go on the owner site.
How long does a Florida HOA have to respond to a records request?
Ten business days after receipt of a written request. If a request sent by certified mail, return receipt requested, is not honored in that window, there is a rebuttable presumption of willful failure, and minimum damages of $50 per calendar day for up to 10 days begin on the 11th business day.
Is the HOA rule the same as the condo rule?
No. Condominiums fall under section 718.111(12)(g), which applies at 25 units, lists 18 categories and sets a 30-day posting window. The Chapter 720 rule applies at 100 parcels, lists 13 items, states no general posting window and includes current insurance policies.
Sources
- Section 720.303, Florida Statutes (2026): association powers, meetings, official records, website, budgets, financial reporting
- CS/CS/HB 1203 (2024), Homeowners' Associations, ch. 2024-221
- Section 718.111, Florida Statutes (2026): condominium official records and website requirements
- HB 657 (2026), Community Associations: bill history (died in Senate Rules)
- SB 104 (2026), ch. 2026-14: reviser's bill
This guide is general information, not legal advice. Your declaration and bylaws can add to what Chapter 720 requires, so confirm how §720.303 applies to your association with a Florida community association attorney.
