In the wake of ongoing efforts to enhance transparency and accountability in condominium management, Florida has introduced significant updates through recent legislation. The latest changes, primarily driven by House Bill 913 (HB 913), took effect on July 1, 2025, building upon prior laws like HB 1021 from 2024. These reforms mandate that condo associations maintain websites with updated financial information and other key documents, aiming to empower unit owners with easier access to essential records. If you’re a condo owner, board member, or property manager in Florida, understanding these requirements is crucial to ensure compliance and avoid penalties.
This article breaks down the key aspects of the new Florida condo law, including website obligations, financial disclosure rules, effective dates, and practical tips for implementation. We’ll explore how these changes promote better governance and protect residents’ interests.
Background on Florida’s Condo Law Reforms
Florida’s condominium laws have evolved rapidly since the tragic Surfside collapse in 2021, with a focus on safety, financial stability, and transparency. HB 1021, enacted in 2024, lowered the threshold for condo associations required to operate a website from 150 units to 25 or more units, effective January 1, 2026. This set the stage for greater digital accessibility.
Enter HB 913, signed into law in June 2025 and effective July 1, 2025. This bill introduces additional website posting requirements, such as meeting minutes and video recordings, while reinforcing financial reporting standards. It also mandates that all condo associations create an online account with the Division of Florida Condominiums, Timeshares, and Mobile Homes by October 1, 2025, to maintain up-to-date records like board contacts and website links.
These measures are part of a broader push to prevent financial mismanagement and ensure unit owners can readily review association operations.
Key Website Requirements for Florida Condo Associations
Under the updated laws, condo associations with 25 or more units must establish and maintain a dedicated website by January 1, 2026. This site serves as a central hub for official documents, reducing the burden of physical record requests and promoting transparency.
What Must Be Posted on the Website?
The website must include both public and secure sections. Here’s a breakdown:
- Publicly Accessible Content:
- Approved meeting minutes for all meetings held in the past 12 months.
- Hyperlinks to video recordings of meetings (if recorded), uploaded within 30 days.
- Secure Owner Portal (Password-Protected):
- Governing documents: Recorded declaration, bylaws, articles of incorporation, and amendments.
- Rules and regulations.
- Financial documents: Current and proposed annual budgets, year-end financial statements, and monthly financial reports discussed at meetings.
- Contracts and bids: All executory contracts, bids received in the past year, and summaries of bids over $500.
Associations can now direct owners to the website for official records requests, provided the documents are posted there. This streamlines processes but requires the site to be user-friendly and regularly updated.
For associations with fewer than 25 units, websites are not mandatory, but maintaining digital records is still recommended for best practices.
Financial Information Disclosure Under the New Law
A core focus of HB 913 and related reforms is enhancing financial transparency to build trust and prevent disputes. Associations must provide detailed financial information on their websites, ensuring owners can monitor spending and reserves.
Required Financial Documents
- Annual Budgets and Reports: The most recent annual budget, financial statements, and any audits or reviews must be posted.
- Monthly Financials: Reports considered at board meetings, including bank statements and ledgers.
- Reserve Funding Details: Information on structural integrity reserve studies (SIRS), funding schedules, and any pauses or reductions in contributions (allowed temporarily until 2028 with owner approval).
HB 913 also adjusts financial reporting thresholds based on revenue:
- Associations with revenues of $150,000 to $300,000 require a compilation or cash receipts/expenditures statement.
- Higher revenues demand more rigorous reviews or audits.
Additionally, sellers must provide buyers with the latest budgets and financials, extending review periods from three to seven days.
These disclosures help owners assess the association’s fiscal health, especially for reserves funding critical repairs.
Implications for Condo Owners and Boards
The new requirements offer several benefits:
- Empowerment for Owners: Easy access to financials reduces opacity and enables informed decision-making.
- Accountability for Managers: Stricter standards for community association managers, including online licensure accounts and prohibitions on revoked managers.
- Potential Challenges: Smaller associations may face costs for website setup and maintenance. Non-compliance could lead to fines or legal issues.
To comply, boards should:
- Audit current records and plan website development.
- Partner with legal experts or management firms familiar with Florida condo laws.
- Educate members on accessing the secure portal.
FAQ’s About Condo Dislcosure Laws
Q: Does every association have to post everything online?
A: No — the expanded posting obligations apply to documents the law identifies as official records and to associations required by statute to maintain official records on a website or app. Still, the statute broadened the list of records that must be posted for qualifying associations. Check the text for the specific list and consult counsel for borderline items.
Q: How long must recordings and posted documents be kept?
A: HB 913 makes video recordings official records; the statute and existing official-record requirements set retention durations for different documents. Confirm retention periods in the statute and adopt a retention schedule with legal counsel.
Q: Where can I read the full law?
A: The enrolled bill text and chapter number are available on the Florida Legislature website; the bill is titled CS/CS/HB 913 (2025). The Governor’s office also posted a press release summarizing the bill.
Summary
As the January 1, 2026, deadline approaches for websites, associations should act now. Start by registering the Division online account by October 1, 2025. Use platforms that offer secure portals and automated updates to simplify maintenance.
For more details, consult the Florida Department of Business and Professional Regulation (DBPR) website or seek advice from a qualified attorney specializing in community association law.
In summary, Florida’s new condo law effective July 1, 2025, via HB 913, enhances website and financial transparency requirements, fostering a more accountable environment for all stakeholders. Staying informed and proactive will help your association thrive under these changes.
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