A Florida condo and HOA compliance checklist, with the statute for every line.

Condominium: count the units. An association managing a condominium with 25 or more units and no timeshare units must keep an owner website or app, required since January 1, 2026. The threshold was 150 units before HB 1021.

Law§718.111(12)(g)1 · HB 1021 analysis

HOA: count parcels, not homes or residents. An association with 100 or more parcels must keep an owner website or app, required since January 1, 2025.

Law§720.303(4)(b)1

Below those counts there is no statutory website duty, but owners keep the right to inspect records on written request.

Law§718.111(12)(c) · §720.303(5)

Condominium and cooperative associations: create the association’s online account with the Division (deadline October 1, 2025).

LawDBPR

HOA: flag requests sent by certified mail, return receipt requested. The presumption of willful failure applies to those.

Law§720.303(5)

Make the records available within 10 working days (condominium) or 10 business days (HOA) of the written request.

Law§718.111(12)(c) · §720.303(5)

Condominium: give the owner a checklist of all records made available, and identify any that were not.

Law§718.111(12)(c)

Let owners copy records with a smartphone, tablet or portable scanner, at no charge. Tell the office staff and the front desk.

Law§718.111(12)(c) · §720.303(5)

Know the cost of a miss: for a willful failure, minimum damages of $50 per calendar day for up to 10 days, starting on the 11th working (condominium) or business (HOA) day.

Law§718.111(12)(c) · §720.303(5)

Set a retention rule for each record type. Condominium: 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.

Law§718.111(12)(b) · §720.303(4)

Keep the records in a protected area the public cannot open, accessible only to owners and association employees. Give renters resident access without the protected records.

Law§718.111(12)(g)1 · §720.303(4)(b)

Provide a username and password on an owner’s written request. Log the date the request arrived and the date access was granted.

Law§718.111(12)(g)1 · §720.303(4)(b)2–3

Condominium: post each required record within 30 days after the association receives or creates it. Put a received date, a due date and a named person on every record.

Law§718.111(12)(g)1

Condominium: map one folder to each of the 18 categories, from governing documents and 12 months of approved minutes and video-conference recordings to budgets, contracts and bid summaries, inspection reports, the latest SIRS, building permits and required affidavits.

Law§718.111(12)(g)2 · HB 913 analysis

HOA: post the 13 items, including the declaration, bylaws, articles, current rules, contracts and bids, budgets, the financial report and current insurance policies, and replace each one when it changes.

Law§720.303(4)(b)1

Redact protected information in a required document before posting. Lease and sale approval files, personnel and medical records, and personal identifiers such as phone numbers and email addresses stay off the site.

Law§718.111(12)(c)5 · §718.111(12)(g)3

HOA: never post privileged records, lease and sale approval files, gate guest visit records, personnel and medical records, phone numbers, email addresses or passwords.

Law§720.303(5)(g) · §720.303(4)(b)4

Owner or member meetings: post the notice and agenda at least 14 days before, on the front page or a “Notices” page linked from it.

Law§718.111(12)(g)2.m · §720.303(4)(b)1.l–m

Post documents the owners will vote on at least 7 days before the meeting.

Law§718.111(12)(g)2.m · §720.303(4)(b)1.l–m

Condominium board meetings: post notice conspicuously on the property at least 48 continuous hours before, and give 14 days’ written notice when a nonemergency special assessment or a rule amendment on unit use will be considered.

Law§718.112(2)(c)

HOA board meetings: post the notice on the website by the date notice is required.

Law§720.303(4)(b)1.l–m

Complete a SIRS for each building three habitable stories or higher at least every 10 years.

Law§718.112(2)(g)

Deadline: owner-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; no SIRS may be completed after December 31, 2026.

Law§718.112(2)(g) · DBPR FAQs

Give the professional access to every listed component: roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any related item over $25,000.

Law§718.112(2)(g) · HB 913 analysis

The study is 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.

Law§718.112(2)(g)

Within 45 days of receiving the study: send every owner a copy, or notice that it is available, and file a statement with the Division through its online account. Start both clocks on the date received.

Law§718.112(2)(g) · DBPR FAQs

Have a director or officer sign the affidavit acknowledging receipt of the completed study.

LawHB 913 analysis

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.

Law§718.112(2)(f)

Confirm which buildings are covered: three habitable stories or more under condominium or cooperative ownership. One- to four-family dwellings with three or fewer habitable stories are excluded.

Law§553.899

Record each building’s certificate of occupancy date. The first inspection is due by December 31 of the year the building turns 30, then every 10 years. The local agency may require 25 years, for example near salt water; check the county or city ordinance.

Law§553.899

Complete phase one within 180 days after owners receive the local agency’s written notice. Start procurement the day the notice arrives.

Law§553.899

If phase one finds substantial structural deterioration, submit 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.

Law§553.899

Within 45 days of the report, get the inspector’s summary to owners four ways: 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.

Law§553.899