Field Notes · 10

The Condo Website Law Now Reaches 25 Units: What Palm Beach County Boards Should Know

Since January 1, 2026, Florida condominium associations with 25 or more units must keep their official records on a website or app. Here is what the law asks for, what changes for older buildings, and why it is worth doing well.

Patrick Jean-Baptiste · October 25, 2026

A unit owner in a forty-unit building near the Intracoastal wants to read the budget before the annual meeting. For years the answer was a phone call to the management office, a wait, and maybe a copy in a folder by the mailboxes.

Since January 1, 2026, Florida law gives a different answer for most condominiums in Palm Beach County. The budget should already be online, behind a password. She can open it at eleven at night from her daughter's house in Ohio.

What the law says

The rule is in section 718.111(12)(g) of the Florida Statutes. From 2019 it applied only to condominium associations with 150 or more units.

In 2024 the Legislature passed House Bill 1021. It took effect July 1, 2024, and lowered the threshold to 25 units, with a compliance date of January 1, 2026. Timeshare condominiums are excluded.

That date has passed. An association with 25 or more units that still keeps its records only in a cabinet is out of compliance today.

A few details trip people up:

• The count is units. A garden-style complex with six two-story buildings of eight units each is a 48-unit condominium. It is covered.
• A website, web portal or app all qualify. The association can own it outright. It can also use a page or portal run by a third party, as long as the association holds the right to operate a space dedicated to its own affairs.
• Owners log in. The official records go in a protected section. Each unit owner reaches it with a username and password the association provides.

What goes on it

The statute lists the records to post. They include the declaration, articles of incorporation, bylaws and rules; the annual budget and financial reports; the list of current contracts; the most recent structural integrity reserve study; and notices and agendas for meetings.

The 2025 condo reform bill, House Bill 913, added to the list. Boards that meet by video conference now record those meetings and keep the recordings as official records on the site.

The timing rule is easy to state and harder to keep. A record goes up within 30 days after the association creates or receives it, unless the law sets a shorter window for that item.

The other half of the rule matters as much. Some records hold information owners are not entitled to see, such as personal details or certain legal matters. Those must be redacted before posting. A website that publishes everything is as much a problem as no website.

Where older buildings stand

Palm Beach County has a deep stock of condominiums built in the 1970s and 1980s. Think of the mid-rises along the water in Lake Worth Beach and South Palm Beach, the garden complexes off Military Trail and Okeechobee Boulevard, and the 55-and-over communities in Boynton Beach and Delray Beach. Many have between 25 and 149 units, so many were never covered before this year.

These associations are also the most likely to be run by volunteer boards. Some rely on a portfolio manager who handles a dozen buildings in a few hours a week. The records exist. They live in binders, in an email inbox, on a treasurer's laptop. The law asks for them to live in one place every owner can reach.

If the management company runs the portal

Many associations meet the requirement with a portal their management company provides. That can work. Florida community association lawyers have raised three questions about it:

1. Does the arrangement meet the statute's ownership language? The association needs a real right to operate its space on that platform. The management contract is where that right is written down, or where it is missing.
2. What happens if you change managers? Florida gives a departing management firm 20 business days to return the association's records. The website still has to stay compliant during the handoff, and someone has to upload everything to the new platform.
3. Is the manager required to post? If the contract does not assign the posting work and the 30-day clock to the manager, the duty falls back on the board.

Your association's counsel is the right person to read the contract against the statute.

Why it is worth doing well

The law sets a floor. A good association website does more than clear it.

Owners who can read the budget, the reserve study and the minutes for themselves ask better questions, and fewer suspicious ones. Board meetings spend less time on "nobody told us." When a unit goes on the market, the seller and the buyer's agent can find the governing documents in minutes. That matters now that buyers read reserve studies closely.

Palm Beach County has two seasons the website serves well. In winter, many owners spend half the year somewhere else, and the site is how they follow the board's work. In hurricane season, it is the one place to post the shutter deadline, the building's evacuation plan, and the update on the roof after the storm passes.

Boards turn over. Treasurers move away. A well-kept website becomes the association's memory. It is where the next board finds out what the last one decided, and why.

A short checklist

• Count your units, and confirm none are timeshare units.
• Confirm who owns, or holds the right to operate, your website, portal or app.
• Name the person responsible for posting, in writing, and give them the 30-day rule.
• Agree on who redacts protected information before anything goes up.
• Issue every unit owner a login, and keep a simple way for new owners to request one.
• Check the posted records against 718.111(12)(g) once a year. The Legislature has amended it twice in three years.

None of this is legal advice. Read the statute with your association's attorney. The idea underneath it is old and plain: the people who share a building should be able to see how it is run.