The Florida HOA Website & App Requirement: What Associations With 100+ Parcels Must Post

Who it applies to, and since when

Under **Florida Statute §720.303(4)(b), a homeowners' association with 100 or more parcel was required to post specified official records on a website or make them available through a downloadable mobile application by January 1, 2025. There was no phase-in period and no graduated schedule — associations above the threshold have been subject to the requirement since that date.

Condominium associations sit under a separate rule. **§718.111(12)(g)** requires condo associations managing **25 or more units** (excluding timeshares) to post digital copies of official records, with a later compliance date of January 1, 2026 under HB 1021. The thresholds and deadlines are different, so an association shouldn't assume the condo timeline applies to it, or vice versa.

Counting parcels correctly matters. Under §720.301, a "parcel" means a platted or unplatted lot, tract, unit, or other subdivision of real property within the community. Recreational and common-area lots generally don't count toward the threshold. Associations sitting near the 100-parcel line should pull the count from the county property appraiser rather than from the developer's original marketing materials, which frequently don't match the recorded plat.

The two-tier access structure:

The statute requires more than a public page. A compliant setup has two layers:

- A website or application that is reachable on the internet, and

- A protected subpage or area accessible only to parcel owners and association employees

That second layer is where the actual official records live. It isn't optional, and a single public page with everything dumped on it doesn't satisfy the requirement — it creates a different problem, because posting owner-identifying material publicly runs straight into the redaction obligations below.

What has to be posted:

§720.303(4)(b)1 lists thirteen categories. In practice they group into four buckets:

Governance:

- Articles of incorporation and every amendment

- Recorded bylaws and every amendment

- The recorded declaration of covenants and every amendment

- Current rules and regulations

Financial

- The annual budget and any proposed budget to be considered

- The most recent financial report

- Current insurance policies held by the association

Contracts and vendors

- Executory contracts and management agreements

- Bids received within the past year

Governance transparency

- Director certifications and educational compliance records

- Conflict-of-interest disclosures

- Notice of any board meeting, the agenda, and any documents required for that meeting

One difference worth knowing if you manage both property types: HOAs must post current insurance policies, which the condo statute does not require. Conversely, HOAs are not required to post board meeting minutes or video recordings — items HB 913 added on the condo side.

Three obligations boards routinely miss:

1. Redaction is on you, not on the platform.** Every posted document must have protected personal information removed before it goes up — Social Security numbers, driver license numbers, personal contact information, and other protected categories. Uploading an unredacted ledger or an owner roster to satisfy a posting requirement creates a bigger exposure than the one it solves.

2. This is a continuous obligation, not a launch project.** New records must be posted as they're created or received. A website that was complete on January 1, 2025 and hasn't been updated since is a standing, visible violation — and unlike most records failures, this one is discoverable by any member at any time without them having to request anything.

3. Posting doesn't replace inspection rights.** Members retain the full right to request records under §720.303(5), including records outside the thirteen posted categories, and the 10-business-day response clock still applies. The website reduces the volume of requests; it doesn't eliminate the obligation behind them.

Associations under 100 parcels:

Smaller HOAs are not subject to the website mandate. They remain fully subject to records-inspection obligations, including the 10-business-day response window and the penalties that attach to missing it.

Which is worth sitting with. A 60-parcel association has no posting requirement and the same records-request exposure — but usually less staff, less continuity between boards, and no shared place where the documents live. Voluntarily posting the same thirteen categories is one of the cheapest risk reductions available to a small board, and nothing prevents it.

A practical compliance checklist:

1. Confirm your parcel count** against county property appraiser records, not developer materials.
2. Audit against the thirteen categories** — a document-by-document inventory, not an impression that "most of it's up there."
3. Verify the protected area actually gates access**, and that owners can reach it without calling the manager for help.
4. Establish a redaction standard in writing** and apply it before anything is posted, not after someone complains.
5. Assign posting ownership to a role, not a person**, so board turnover doesn't quietly end the practice.
6. Set a recurring review** — quarterly is defensible — to confirm budgets, financial reports, insurance policies, and meeting notices are current.

Frequently asked questions:

Does my Florida HOA need a website?

If it has 100 or more parcels, yes — since January 1, 2025, under §720.303(4)(b). A downloadable mobile application satisfies the requirement as an alternative to a website.

Does a community Facebook group or a basic informational site count?

Not on its own. The requirement is about posting the specified official records in an accessible format with a protected owners-only area — not about having a web presence.

What if we're at 98 parcels?

The mandate doesn't apply below 100. Records-inspection obligations under §720.303(5) still do, in full.

Do we still have to answer records requests if everything is posted?

Yes. Posting narrows what people need to ask for; it doesn't remove the statutory response obligation or the 10-business-day deadline.

What happens if the website is incomplete or out of date?

It's a records violation, and an unusually visible one — any member can see the gap without filing anything. Records failures under Chapter 720 can carry both civil penalties and, in specific circumstances involving intentional conduct, criminal exposure.

---

*This overview covers Florida HOAs under Chapter 720 and references the parallel condominium provisions in Chapter 718. Other states have entirely different disclosure and posting rules — check the law in your state before relying on any of the above.*

*If your board is tracking posting obligations and records-request deadlines by hand, a shared system that surfaces both automatically is usually the difference between compliance that survives board turnover and compliance that doesn't.*