Florida condo and HOA law, mapped to the work it creates.
A practical reference to Chapters 718 and 720 for managers and board directors: association websites, records requests, SIRS and milestone inspections, with links to the source law and the TowerLine AI screens where a management team tracks the work.
General information, not legal advice. Statutes and local requirements can change. Florida Statutes (2026) · Chapters 718, 720 · §553.899
The work behind the statute, on one screen.
In TowerLine AI, a Chapter 718 association’s requirements sit next to the work that meets them: postings waiting to go up, documents in redaction, records requests on their clocks, the milestone and SIRS status, and the board actions still open. Shown with sample data from Harbor Point, our example property.
Which Florida rules apply to your association?
Size decides most of it. The Florida condo website requirements apply from 25 units and the HOA website requirements from 100 parcels; below those counts there is no statutory website duty. Every association, whatever its size, answers written records requests on a 10-day clock.
| Rule | Chapter 718Condominiums | Chapter 720Homeowners’ associations |
|---|---|---|
| Website or app required | An association managing 25 or more units, no timeshare units | An association with 100 or more parcels |
| Required since | January 1, 2026. The threshold was 150 units before HB 1021. | January 1, 2025, under HB 1203 |
| Who can open the protected area | Unit owners and association employees | Parcel owners and association employees |
| Posting window | Within 30 days of receiving or creating the record | No general window stated; keep each item current |
| What goes up | 18 categories, including inspection reports and the latest SIRS | 13 items, including current insurance policies |
| Written records request | Records available within 10 working days | Records available within 10 business days |
| Below the threshold | No statutory website duty. Written records requests still apply. | No statutory website duty. Written records requests still apply. |
Sources: §718.111(12)(c) and (g) · §720.303(4)(b) and (5) · HB 1021 analysis · HB 1203
How the rules arrived, session by session
The structural rules trace back to the Champlain Towers South collapse in Surfside on June 24, 2021, which took 98 lives (DBPR timeline). Each session since has put more records in owners’ hands and left less room to defer structural work. Most statewide dates have passed; one remains: December 31, 2026, the last day any SIRS may be completed.
SB 4-D: milestone inspections and SIRS
The Legislature passes SB 4-D: milestone inspections for condo and co-op buildings three stories and up, and structural integrity reserve studies (DBPR timeline).
HB 1021 and HB 1203 take effect
The condo website threshold drops from 150 units to 25, effective 2026 (HB 1021 final bill analysis). HOAs with 100 or more parcels must post records online by January 1, 2025 (HB 1203).
HB 913 takes effect
The SIRS catch-all threshold rises to $25,000, video-conference meeting recordings become official records, and a temporary reserve pause after a milestone inspection is allowed (HB 913 analysis).
DBPR online account deadline
Every condo and co-op association must create an account with the Division (DBPR).
SIRS deadline
For owner-controlled associations existing on or before July 1, 2022, unless completed together with a milestone inspection due by December 31, 2026.
Condo website deadline, 25+ units
Protected owner area, and posting within 30 days of receiving or creating a record.
No substantive change to these rules
HB 657, which would have amended Chapters 718, 719 and 720, died in the Senate Rules Committee on March 13, 2026 (bill history). The 2026 statutes carry the reviser's technical corrections (ch. 2026-14); the rules summarized on this page read as stated (§718.111 (2026)).
The requirement map
Pick a topic. Each row separates what the statute says, what an association has to put in place to meet it, and where TowerLine AI can support that work. Rows marked “Stays with your professionals” are judgment calls software should not make.
An association managing a condominium with 25 or more units that does not contain timeshare units. Effective January 1, 2026; the threshold was 150 units before HB 1021.
- Confirm the unit count with counsel for mixed or multi-condominium associations
- Choose an association-run site or app, or a third-party provider
An owner-only records area in the Resident Portal, opened from a link in the browser.
Resident PortalA protected location inaccessible to the general public and accessible only to unit owners and association employees. On a unit owner's written request, the association provides a username and password.
- Separate owner access from renter and resident access
- Log the date each written login request arrives and the date access is granted
Roles by audience: owners see the records area, renters see resident content, and staff and the board see their own folders.
SecurityA document must be on the website or app within 30 days after the association receives or creates the official record, unless a shorter period applies.
- Put a received date, a due date and a named person on every record
- Review the list for gaps on a fixed schedule
Document center with a posting deadline on each record, and deadline reminders to the manager.
Board Portal18 categories, including governing documents, rules, 12 months of approved minutes and video-conference recordings, budgets, the financial report, contracts and bid summaries, director certifications, conflict-of-interest records, meeting notices, inspection reports, the latest SIRS, building permits and required affidavits.
- Map one folder to each statutory category
- Roll bid summaries and minutes off when their window ends
Folders by document type, each with its access level and retention rule.
Board PortalOwner meeting notice and agenda at least 14 days before; documents to be voted on at least 7 days before. On the front page, or a "Notices" page linked from it.
- Calendar the 14-day and 7-day dates when the meeting is set
- Keep a dated history of every notice posted
Notices sent by email, text or a voice call from the AI concierge to owners who consented, with a delivery record per owner.
Command CenterProtected information inside a required document must be redacted before posting. Lease and sale approval files, personnel and medical records, and personal identifiers such as phone numbers and email addresses are not accessible to owners.
- Decide what to redact in each document
- Have a second person review before anything is published
Redaction decisions belong to your manager and counsel. TowerLine AI can suggest a document type; a person approves every upload.
An association with 100 or more parcels, required to post by January 1, 2025.
- Count parcels, not homes or residents
- Ask counsel about mixed residential and commercial parcels
The same owner-only records area can be set up for a Chapter 720 association.
Resident PortalAccessible only to parcel owners and association employees. On a parcel owner's written request, the association provides a username and password.
- Give renters a resident login without the protected records
- Log login requests and the date access is granted
Owner and renter roles can be set up per association.
Security13 items, including the declaration, bylaws, articles, current rules, executory contracts and bids, budgets, the financial report, current insurance policies, director certifications, conflict-of-interest records and meeting notices. No general posting window is stated; keep each item current.
- Replace rules, budgets and policies when they change
- Keep the insurance policies current; condo lists don't include them
Folders mapped to the 13 items can be set up for each association.
Board PortalMember meeting notice and agenda at least 14 days before, on the homepage or a "Notices" page linked from it; documents to be voted on at least 7 days before. Board meeting notices go up by the date notice is required.
- Post the notice the day the date is set
- Keep the Notices page easy to update
The same notices and delivery records can be set up for an HOA.
Command CenterIncludes privileged records, lease and sale approval files, gate guest visit records, personnel and medical records, phone numbers, email addresses and passwords.
- Keep visitor and gate logs out of board packets
- Pull owner directories with phone numbers and emails
The visitor and vendor log can be kept in front desk tools for staff, apart from the owner records area.
Command CenterCondo: records available within 10 working days of a written request. HOA: within 10 business days; the presumption of willful failure applies to requests sent by certified mail, return receipt requested.
- Date-stamp every written request on arrival
- Flag certified-mail requests
Records requests logged with the date received and a working-day countdown.
Command CenterFor a willful failure: $50 per calendar day for up to 10 days, starting on the 11th working (condo) or business (HOA) day.
- Escalate any request still open at day seven
- Record the date records were made available
A missed deadline can be set to escalate to the manager, then the board president.
Command CenterA condo association must provide a checklist of all records made available and identify any that were not.
- Build the checklist from the records index
- Keep a copy with the request
Each request can carry what was provided and when it was delivered.
Command CenterOwners may copy records with a smartphone, tablet or portable scanner, and the association may not charge for it.
- Tell the office staff and the front desk
- Set an inspection time inside the window
The AI concierge can point a verified owner to records already posted and open a records request for staff.
AI ConciergeCondo: the developer's plans, permits and warranties, governing documents, rules and minutes permanently; bids at least 1 year; most other records at least 7 years. HOA: at least 7 years, unless the governing documents require longer.
- Set a retention rule per document type
Each document type carries a retention rule.
Board PortalResidential condo associations, for each building three habitable stories or higher, at least every 10 years.
- List every building on the condominium property with its story count
- Calendar year ten the day a study is accepted
SIRS as a tracked project with components, dates and deadline reminders.
Board PortalOwner-controlled associations that existed on or before July 1, 2022 had until December 31, 2025. An association with a milestone inspection due by December 31, 2026 may complete both together; never after that date.
- Engage the reserve professional early; schedules book out
Deadline reminders 90, 60, 30, 14, 7, 3 and 1 days before.
Board PortalRoof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any related item over $25,000.
- Give the professional access to every listed system
The study itself: performed or verified by an engineer or architect, or a reserve specialist or professional reserve analyst certified by the Community Associations Institute or the Association of Professional Reserve Analysts.
For budgets adopted on or after December 31, 2024, owner-controlled associations may not waive or reduce SIRS reserves. A pause of up to two budgets after a recent milestone inspection is allowed for budgets adopted through 2028, with approval of a majority of the total voting interests.
- Bring the reserve professional, CPA and counsel to the budget discussion
Funding plans, waivers and assessments are votes of the board or the owners.
Within 45 days of receiving the study: a copy, or notice that it is available, to every owner, and a statement to the Division through its online account.
- Start both 45-day clocks on the date received
Distribution step on the SIRS project, with owner notices and delivery records.
Board PortalBuildings three habitable stories or more under condo or co-op ownership. One- to four-family dwellings with three or fewer habitable stories are excluded.
- Record the certificate of occupancy date for each building
Building profile with the certificate of occupancy date and the next inspection year.
Board PortalBy December 31 of the year the building turns 30, then every 10 years. Buildings that turned 30 before July 1, 2022 had to complete the first inspection before December 31, 2024; those that turned 30 between July 1, 2022 and December 31, 2024, before December 31, 2025. The local agency may require the first inspection at 25 years, for example near salt water.
- Check the county or city ordinance before assuming 30
Ten-year cycle on the board calendar.
Board PortalPhase one within 180 days after owners receive the local agency's written notice. If it finds substantial structural deterioration, a phase two progress report within 180 days of the phase one report; local ordinances require repairs to begin within 365 days of the phase two report.
- Start procurement the day the notice arrives
- Keep bids and conflict disclosures together
Inspection phases, bids side by side and repair tracking as one project.
Board PortalWithin 45 days of the report: the inspector's summary to every owner by mail or personal delivery, electronically to owners who consented to electronic notice, posted on the property, and the full report on the website if one is required.
- Treat mail, electronic notice, posting and the website as four separate steps
Owner notices with consent per channel and delivery evidence.
Command CenterA Florida-licensed architect or engineer performs the inspection and decides what the findings mean.
- Route every structural question to the engineer of record
Findings and repair scope belong to the engineer and the board.
Summaries are simplified from the 2026 Florida Statutes and the bills and DBPR pages linked in each row. “Designed for this” marks Chapter 718 workflows shown in the TowerLine AI product; “Can be set up” marks the Chapter 720 version of the same workflow, configured during implementation. Your declaration or bylaws may add requirements.
01Owner website§718.111(12)(g)
From received to posted inside 30 days
Every record that has to reach the owner website gets a received date and a publish-by date the day it arrives. Anything holding protected information waits in a redaction queue, and nothing goes live until a person approves it.
- What the law says
- Post each required record within 30 days after the association receives or creates it, in an area only owners and association employees can open. Protected information is redacted before posting.
- What operators must do
- Put a received date, a due date and a named person on every record
- Decide what to redact, and have a second person review it
- Set a retention rule for each document type
- Where TowerLine AI supports it
The document center lists each record with its received and publish-by dates, owner-portal status, retention rule and audience. Redaction decisions stay with your manager and counsel.
Board Portal
02Records requests§718.111(12)(c) · §720.303(5)
Ten working days, counted request by request
Date the written request the day it arrives, check what is already posted, assign it, and produce the rest with a checklist of what was provided. Payroll, medical and contact records stay in a board-only folder. A records question the AI concierge cannot answer from posted documents goes to the manager, and the AI concierge gives no legal interpretation.
- What the law says
- Condo: records available within 10 working days of a written request, with a checklist of what was provided. HOA: within 10 business days. For a willful failure, minimum damages of $50 per calendar day for up to 10 days, starting on the 11th day.
- What operators must do
- Date-stamp every written request on arrival and flag certified mail
- Escalate any request still open at day seven
- Keep the checklist of records provided with the request
- Where TowerLine AI supports it
Each request runs on its own working-day clock through gathering, redaction, optional attorney review and delivery by secure link. A missed deadline can escalate to the manager, then the board president.
Command Center
03Statutory notices§718.111(12)(g)2.m
A delivery record behind every statutory notice
A meeting notice, a SIRS availability notice and a milestone summary each run on their own statutory clock. The proof matters as much as the send: who got it by mail, who got it electronically with consent on file, and what bounced.
- What the law says
- Owner meeting notice and agenda at least 14 days before the meeting; documents to be voted on at least 7 days before. Study and inspection summaries reach owners within 45 days, electronically only to owners who consented.
- What operators must do
- Calendar the 14-day and 7-day dates when the meeting is set
- Treat mail, electronic notice, posting and the website as separate steps
- Keep a dated history of every notice
- Where TowerLine AI supports it
Each statutory notice carries its timing rule, delivery counts by channel, failed deliveries and resends, and an evidence file to export. Consent for electronic notice, text and AI voice calls is recorded owner by owner.
Command Center
04Structural integrity reserve study§718.112(2)(g)
The reserve study, its dates and its funding plan
A SIRS covers each building three habitable stories or higher and comes back every 10 years. Once it arrives, two 45-day clocks start, and the funding schedule it sets shapes every budget that follows.
- What the law says
- At least every 10 years for each building three habitable stories or higher. Within 45 days of receipt: a copy or notice to every owner and a statement to the Division. For budgets adopted on or after December 31, 2024, owner-controlled associations may not waive or reduce SIRS reserves.
- What operators must do
- List every building with its story count
- Start both 45-day clocks on the date the study is received
- Bring the reserve professional, CPA and counsel to the budget
- Where TowerLine AI supports it
The SIRS view keeps the last and next study dates, the preparer and the funding schedule, with reminders 90, 60, 30, 14, 7, 3 and 1 days before each deadline. Funding plans, waivers and assessments stay votes of the board or the owners.
Board Portal
05Milestone inspection§553.899
Phase one, phase two and the repairs after
The local agency’s written notice starts the clock. From there the association moves through phase one, a possible phase two, owner summaries and repair permits, and every step has a date that someone will ask about later.
- What the law says
- By December 31 of the year a building three habitable stories or more turns 30, then every 10 years; the local agency may require 25. Phase one within 180 days of the notice; if phase one finds substantial structural deterioration, a phase two progress report within 180 days of that report. The inspector’s summary reaches owners within 45 days.
- What operators must do
- Record the certificate of occupancy date and check the local ordinance
- Start procurement the day the notice arrives
- Route every structural question to the engineer of record
- Where TowerLine AI supports it
Each statutory step sits on one timeline with its due date and whether it was met, beside the building profile and the owner notices with delivery proof. Findings and repair scope belong to the engineer and the board.
Board Portal
What software can do here, and what stays with your professionals
Some records violations are crimes under both chapters, from a second-degree misdemeanor to a third-degree felony (§718.111(12)(c); §720.303(5)). No software makes an association compliant. This is where TowerLine AI stops and your professionals start.
Where TowerLine AI can support the workflow
The operational work around the statute, with who did what and when on the record.
- Owner-only records area with access by role
- Board-only folder for records owners may not see
- Posting deadline from received date to posted date
- Notices by email, text or voice, with delivery records
- Records requests with a working-day countdown
- SIRS, milestone and repair work as Board Portal projects
- The AI concierge answering owner questions from approved text
What stays with your professionals
Judgment the law assigns to licensed people and to your board.
- How the statute applies to your association
- Your attorney
- What to redact in a given document
- Your attorney and manager
- Milestone inspections
- A Florida-licensed architect or engineer
- The SIRS
- An engineer or architect, or a reserve specialist or professional reserve analyst certified by the Community Associations Institute or the Association of Professional Reserve Analysts
- Financial statements
- Your CPA
- Budgets, assessments and reserve pauses
- A vote of the board or the owners
Guides by chapter and topic
Each guide opens with an at-a-glance box and ends with its sources.
- 01Chapter 718 · CondominiumsFlorida condo website requirements: the 25-unit ruleThe 18 categories, the 30-day window, owner logins and what must be redacted.Read the guide
- 02§553.899 and §718.112 · StructuresSIRS and milestone inspectionsApplicability, cycles, professionals, deadlines and owner notices, side by side.Read the guide
- 03Chapter 720 · HOAsFlorida HOA website requirementsThe 100-parcel rule, the 13 items and why gate guest records stay off the site.Read the guide
- 04§718.111(12) and §720.303 · RecordsOfficial records requestsWho can ask, the 10-day clock, the checklist and what can be withheld.Read the guide
- 05HB 1021 and HB 913 · ChangesWhat changed in 2024 and 2025SIRS dates, the website rule, director education and manager duties.Read the guide
Frequently asked questions
Do Florida condo associations need a website in 2026?
Yes, if the association manages a condominium with 25 or more units that does not contain timeshare units. Since January 1, 2026, those associations must post specified official records on a website or a downloadable app with a protected section for unit owners and association employees (§718.111(12)(g); DBPR FAQs). Before HB 1021 (2024), the threshold was 150 units.
Do Florida HOAs have to have a website?
Associations with 100 or more parcels had to post specified documents on a website or app by January 1, 2025, with a protected section for parcel owners and association employees (§720.303(4)(b)). Smaller HOAs are not covered by that paragraph, but their owners keep the right to inspect official records on written request.
What is the difference between a SIRS and a milestone inspection?
A milestone inspection is a structural inspection of the building by a Florida-licensed architect or engineer under §553.899. A structural integrity reserve study (SIRS) under §718.112(2)(g) is based on a visual inspection and sets reserve funding for listed components. DBPR calls the SIRS "a budget planning tool" (DBPR FAQs).
How long does a Florida association have to answer a records request?
A condominium association has 10 working days after receiving a written request (§718.111(12)(c)). An HOA has 10 business days (§720.303(5)). In both chapters, minimum damages for a willful failure are $50 per calendar day for up to 10 days, starting on the 11th working or business day.
Did the 2026 legislative session change these rules?
Not in substance, for the provisions summarized here. HB 657 (2026), which would have amended Chapters 718, 719 and 720, died in the Senate Rules Committee on March 13, 2026. Two 2026 laws did touch these sections: the reviser's bill (ch. 2026-14), which corrects errors and removes obsolete text, and a nonprofit-corporations bill (ch. 2026-168), which reenacts §718.111(1)(d) on officers' and directors' duties. We re-read each rule on this page in the 2026 Florida Statutes on October 4, 2026.
Does TowerLine AI make our association compliant?
No software can do that, and we do not claim it. TowerLine AI helps a management team organize the records, notices, deadlines and owner questions these laws address. What gets posted, what gets redacted and how the statute applies to your association are decisions for your board and your attorney.
Sources
- §718.111, Fla. Stat. (2026): condominium official records, website, records requests
- §718.112, Fla. Stat. (2026): reserves and structural integrity reserve studies
- §553.899, Fla. Stat. (2026): milestone inspections
- §720.303, Fla. Stat. (2026): HOA official records, website, records requests
- HB 1021 (2024), ch. 2024-244: Community Associations
- HB 1021 final bill analysis
- HB 1203 (2024), ch. 2024-221: Homeowners' Associations
- HB 913 (2025), ch. 2025-175: Condominium and Cooperative Associations
- HB 913 final bill analysis
- DBPR condominium FAQs
- DBPR condominium timeline
- DBPR: create an online account
- HB 657 (2026): bill history (died in committee)
- SB 104 (2026), ch. 2026-14: reviser's bill (technical corrections)
- HB 797 (2026), ch. 2026-168: nonprofit corporations; reenacts §718.111(1)(d)
TowerLine AI is operations software. We are not a law firm, and nothing on this page is legal advice or creates an attorney-client relationship. Statutes change every session, local ordinances add requirements, and your declaration or bylaws may too. Confirm how each rule applies to your association with a Florida community association attorney. Sources last re-read on October 4, 2026.
Your association’s deadlines, laid out in TowerLine AI.
A 15-minute walkthrough on the dates your board already tracks: the next milestone year, the SIRS cycle, the budget meeting notice and the records request that came in last week.
The last day any structural integrity reserve study may be completed. §718.112(2)(g)