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 left 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, where she can open it at eleven at night from her daughter's house in Ohio.

What the law says

The rule lives in section 718.111(12)(g) of the Florida Statutes. Starting in 2019, it applied only to condominium associations with 150 or more units. In 2024 the Legislature passed House Bill 1021, which took effect July 1, 2024 and moved the threshold down to 25 units, with a compliance date of January 1, 2026. Timeshare condominiums are excluded.

That date has passed. Any association managing a condominium of 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, and it is covered.
• A website, web portal, or app all qualify. The association can own it outright, or use a page or portal run by a third party, provided 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, reached with a username and password the association gives each unit owner.

What goes on it

The statute lists the records to post. Among them are 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, and boards that meet by video conference now record those meetings and keep the recordings as official records on the site.

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

The other side of the rule matters as much. Some records contain 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 at all.

Where older buildings stand

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

These are also the associations most likely to be run by volunteer boards, or by 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 that every owner can reach.

If the management company runs the portal

Many associations satisfied the requirement by using a portal their management company provides. That can work. Three questions are worth asking, and Florida community association lawyers have raised all of them:

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 isn't.
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 actually 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, which matters in a market where buyers are reading reserve studies closely.

Palm Beach County also has two seasons the website serves well. In winter, a large share of owners are somewhere else for half the year, and the site is how they follow what the board is doing. In hurricane season, it is the one place to post the shutter deadline, the evacuation plan for the building, 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, the place 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 list against 718.111(12)(g) once a year, since the Legislature has amended it twice in three years.

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