Does your Florida condo association need a website?
Florida condominium associations are required to publish their official records on a website. The obligation is not new, but the threshold moved: it used to apply only to large associations, and it now reaches most of them.
Who is covered
The unit count is what matters, and there are three bands.
| Units | Obligation | | --- | --- | | 150 or more | Required. This band has been covered for several years. | | 25 to 149 | Required as of January 1, 2026. | | Fewer than 25 | Not required. Many associations publish anyway. |
Count units, not buildings and not owners. A 40-unit association spread across four small buildings is a 40-unit association.
What has to be on it
The site has to carry the association's official records. In practice that means the governing documents, the current budget and financial reports, executed contracts, meeting notices and minutes, and insurance information.
Two structural requirements are easy to miss:
- The records have to be behind an owner login. A fully public document library is not what the statute contemplates, and publishing some records openly creates its own problems.
- The site has to be the association's own. A page on a management company's site that disappears when you change managers does not satisfy a continuing obligation.
The deadlines that actually bite
The website itself is a one-time build. What recurs is the posting discipline attached to it:
- Documents go up within 30 days of being created or received.
- Owner meeting notices: 14 days ahead.
- Board meeting notices: 48 hours ahead.
Missing these is the common failure mode. An association can stand up a website, feel finished, and drift out of compliance within a quarter simply because nobody owns the posting.
Where the money risk actually comes from
The frequently quoted figure is $50 per day. It is worth being precise about where it comes from, because it is repeated loosely almost everywhere — including by vendors selling compliance software.
Three corrections to how it is usually stated:
- It attaches to a records request, not to the website. The provision is minimum damages for failing to answer an owner's written request for official records. There is no automatic fine for not having a website.
- It is capped. It runs for a maximum of ten days, beginning on the eleventh working day after the request — a ceiling of $500, not an open-ended daily meter.
- It is per request, not "per association." A failure to answer creates a rebuttable presumption that the association acted willfully.
So the number most often used to sell urgency is, by itself, one of the smaller line items an association faces.
The real exposure is the one that is rarely quoted: the prevailing party in a records enforcement action recovers reasonable attorney's fees. That figure has no cap, and it dwarfs the statutory damages in any dispute that goes the distance.
Which is the honest argument for posting records: not that a website avoids a fine, but that an association whose records are already published rarely ends up in the dispute at all, while one without them answers every request by hand and carries the risk each time.
What to do next
If you are over the threshold and do not have a compliant site, the sequence that works is: inventory what records exist, find out what is missing, stand up the site, then assign one person to the 30-day posting rule. The last step is the one that determines whether you are still compliant a year from now.