Florida CAM compliance — Chapters 718 · 719 · 720
Records where they belong. Deadlines on the calendar. Owner requests answered before the clock runs. One platform — condo, co-op, and HOA — built for the work, not bolted onto it.
The platform runs the fining ladder, the estoppel clock, and the records-request clock — not just stores the paperwork.
2 of 3 founding-partner slots remaining
Founding Cohort I closes January 2027
Every CAM platform keeps your bylaws on file. RecordGuards is the one that actually runs them.
Notice Hearing Decision Record
ONE STATUTE EVERYONE KNOWS. TWENTY-TWO MORE THAT STILL APPLY.
§718.111(12) is the obligation that made the news — owner records, website access, the line every CAM has memorized. It is also one line in a much longer book. Estoppel certificates. Meeting notices. Fining procedure. Elections. Reserves. Records retention. Electronic consent. More than twenty Florida statutes across Chapters 718, 719, and 720 — plus the recent reforms (HB 913, HB 1021, HB 1203) that reshaped them.
RecordGuards keeps that whole picture in one place — designed to help your association meet every requirement on the list, organized from day one and accessible by the people who need it.
We recommend confirming how these obligations apply to your specific association with your association's counsel.
RecordGuards is a compliance platform, not a law firm, and does not provide legal advice.
Owner records & website access
§718.111(12)
Estoppel certificates
§718.116(8) · §720.30851
Board-meeting notices
§718.112(2)(c)
Annual & election meetings
§718.112(2)(d)
Fining & hearing procedure
§718.303
Reserves & financial reporting
§718.112(2)(f)
Document retention
§718.111(12)(b)
Electronic consent / delivery
§718.112(2)(d)7
Cooperative records & governance
§719.104 · §719.106
Coverage spans Chapters 718, 719, and 720. Which obligations apply, and how, depends on the association — confirm specifics with your association's counsel.
SIX PROBLEMS A CAM ALREADY KNOWS.
Not a demo. Not a roadmap. These capabilities are running in production right now.
§718.111(12)
A records request arrives. The clock started when she hit send.
Playground tenant — illustrative.
Every official association record, organized by category, searchable, and accessible to residents based on Florida statute access tiers.
Live
§718.111(12)(g)
HB 1021 told qualifying condos to put up a website. Most are still working on it.
Playground tenant — illustrative.
A resident-facing portal where unit owners access official records, notices, and association communications — designed to help associations meet the §718.111(12)(g) website-access requirement.
Live
§718.112
A board meeting held on defective notice is, legally, a meeting that never happened.
Playground tenant — illustrative.
Post board meeting notices, community announcements, and statutory notices. Delivered to the owner portal for electronic recipients; print-ready for physical delivery.
Live
§718.116(8)
Miss the estoppel deadline and the right to collect can quietly go with it.
Playground tenant — illustrative.
A 10-business-day estoppel workflow with statutory fee-cap tracking. Every deadline logged, every fee cap enforced. Sale closings move on time — nothing slips.
Live
§718.111(12)
Compliance gaps introduce themselves at the worst possible moment — an audit, a complaint, a letter from DBPR.
Playground tenant — illustrative.
One screen shows every document your association is required to maintain — what's current, what's coming due, and where to act next. Color-coded by statute, updated in real time. You always know where you stand.
Live
§718.111(11)
Lapsed insurance. Expired certifications. Nobody emails to say it happened.
Playground tenant — illustrative.
Insurance policies, board certifications, and contracts — every deadline on one calendar. Automated reminders keep every deadline visible.
Live
THE FEATURE BOARDS QUIETLY ASK FOR FIRST
Procedure is what makes a bylaw enforceable. Without the §718.303 trail — notice, hearing, written decision, durable record — a fine is a letter, not an obligation. RecordGuards runs the trail.
Most boards have bylaws. Most boards have rules. Most boards don't enforce them — because the Florida statutory process is a slog. The violation notice has to land. The cure window has to open and close. A fining committee has to be properly seated and properly noticed. The owner has to get fourteen days' written notice and a real chance to be heard. A majority of the committee — not a majority of who showed up, a majority of the committee — has to confirm. The fine ledger has to track per-day accrual against a statutory cap.
Miss one rung on that ladder and the fine doesn't hold. The next violation lands and everyone in the building knows the board can't really do anything about it. That's the moment a bylaw stops being a rule and starts being a suggestion.
Florida Ch. 718 (condo), Ch. 720 (HOA), and Ch. 719 (co-op) all follow the same procedural ladder. RecordGuards walks the board through every rung:
Before. A binder. A scattered email thread. A board member who took notes at the meeting and then went on vacation. A fining committee that was never actually seated under the bylaws. A 14-day clock nobody was watching. A fine that gets challenged six months later, and that the association quietly drops — because the paperwork won't hold up.
After. The next violation lands and the board knows the ladder will run. The owner knows the ladder will run. The committee meets because the calendar invite went out. The notice clock is on the dashboard. The hearing record exists. The fine, if imposed, is enforceable.
The fining committee is seated, noticed, and majority-gated in software. A hearing scheduled inside the 14-day window blocks at scheduling, not after the fine is imposed.
Fining-ladder dashboard — every violation positioned on its statutory rung.
Playground tenant — illustrative.
Hearing record — panel independence attested, vote tally written to the record.
Playground tenant — illustrative.
14-day clock enforced at scheduling — the panel refuses to schedule before the statutory window.
Playground tenant — illustrative.
Bylaws stop being suggestions. The building gets quieter. The board stops being the bad cop and starts being the keeper of a process the community agreed to.
RecordGuards runs the procedural framework Florida statute requires. The board, with its licensed CAM and association counsel, makes every decision — to issue, to accept a cure, to impose, to waive. We don't replace counsel. We make the ladder tractable.
Notice Hearing Decision Record
The four nouns the statute names. The four nouns RecordGuards runs.
Vault competitors store the violation notice.
We generate it from a statutory template, validate the inputs, mail it under the affidavit-of-mailing workflow, and start the 14-day clock.
Vault competitors store the estoppel PDF.
We refuse to invoice over the §718.116(8) statutory fee cap, pull the live ledger, and generate the certificate inside the 10-business-day window.
Playground tenant — illustrative.
Vault competitors store the hearing minutes.
We refuse to let you impose a fine when the hearing was scheduled inside the notice window, when the committee identity drifted, or when a majority of the seated committee didn't confirm.
Three of the thirteen Florida notice types require certified mail with return receipt. RecordGuards routes those to counsel, instead of pretending the green card is optional.
Every Florida statutory procedure that has a clock — records request, estoppel, fining hearing, lien escalation — runs on a clock the platform watches for you.
Cohort I founding partners co-build the workflow engine that runs Florida CAM enforcement procedure — with their buildings' real cases shaping each surface.
Founding partners
Cohort I shapes the next twelve months of statutory mechanics — what the fining committee dashboard looks like, what the affidavit envelope says, how the lien escalation flow routes to counsel.
2 of 3 founding-partner slots remaining
Founding Cohort I closes January 2027
Three Florida associations partner with us through Cohort I. Their cases — fining ladders, estoppel turnarounds, records requests under deadline — shape what ships next.
Founding pricing. Direct line to the team building the platform. Roadmap weight on the statutory mechanics that matter to your building.
Apply for a spotLegal armor
A Master Services Agreement, Terms of Service, and Privacy Policy — drafted for the platform, in force from day one. No outside paper to chase before you can use the system.
RecordGuards is a compliance platform, not a law firm, and does not provide legal advice. We recommend confirming how these obligations apply to your association with your association's counsel.
ACCESSIBILITY — THE LAW THAT DOESN'T STOP AT THE STATE LINE
Florida statute is one law your website answers to. The Americans with Disabilities Act is the other. ADA Title III website-accessibility cases are filed nationwide — and a condo association website is exactly the kind of public-facing site plaintiffs' counsel notices.
The RecordGuards owner portal is designed and built to follow WCAG 2.1 AA accessibility guidelines — engineered to reduce an association's ADA Title III website-accessibility exposure.
WCAG and ADA accessibility requirements are subject to interpretation and change. RecordGuards is a compliance platform, not a law firm, and does not provide legal advice. Confirm your association's accessibility obligations with your association's counsel.
Owner portal — designed mobile-first, WCAG 2.1 AA from the first line of code.
Playground tenant. WCAG conformance reviewed; see disclosure.
A 1968 TOWER, RUN BETTER THAN A 2026 ONE.
Brickell Tower 1968 — running its statutory compliance from one screen.
Playground tenant — illustrative.
A 1968 condo tower on Brickell stands fifty-eight years old, original elevators, balconies under inspection — running its statutory compliance on software more advanced than what ships with the towers opening this year.
The boards that move first already know the cost of moving last. They saw the website mandate clock start. They saw HB 1021 land. They didn't wait to see what the property-management suite would ship in 2027.
RecordGuards is what they adopted. The platform runs the clocks — records requests, estoppel deadlines, the fining ladder. AI classifies the upload; the admin confirms the filing. The CAM stays in charge. The work stays organized. That's the leapfrog.
And it is built to go further still. The AI tools on the roadmap below are designed to assist with more of that legwork — answering questions across every record your office holds, taking routine inbound calls — while the board and its manager stay the ones who decide and approve.
AI classifies the upload. The admin confirms before it files. The retention floor is statutory, not learned.
Take a look inside
Three quick details and we'll email a read-only preview link configured for your association type. No call, no demo schedule.
On the roadmap
In active development. Built next, on the same procedural backbone the live features run on.
AI assists the operator. The CAM stays in charge.
Records query
§718.111(12)
Paint expense, 2024 — sourced from 3 vendor invoices.
Playground tenant — illustrative.
An AI assistant grounded in your association's full working corpus — RecordGuards records, vendor email, and files from your office's shared drives. Ask "how much did we spend on paint in 2024" and get a sourced answer. Runs on a dedicated on-site appliance, so your data never leaves the building.
Sourced answers from your own records. The CAM decides what to do. Roadmap. Date TBD.
Call routed
§718.111(12)
Caller asked for an estoppel — sent the portal link.
Playground tenant — illustrative.
A voice assistant that answers routine inbound calls with public information — office and amenity hours, self-service links, where to go for what — and routes everything else to your staff. Strictly public information: never reveals records, never shares resident data, never substitutes for your staff's judgment.
Handles the routine. The CAM handles the rest. Roadmap. Date TBD.
And past the state line: the rule engine doesn't know it's a Florida engine. The statute registry is data, not code — we chose Florida first because Florida moved first. Other states are on the roadmap, not on the platform yet.
Roadmap features are planned but not committed. Availability subject to development progress.
Get in touch
Built in Florida for Florida community associations. The statutes we live with every day are the same ones your board does — and we keep RecordGuards anchored here so we never lose sight of what they mean in practice.
The community we serve — Brickell, Miami.
Where we are
Brickell Bay Drive
Miami, FL 33131
Weekdays, business hours ET.
Founding-partner application
Tell us about your association. If it's a fit, we'll be in touch personally about one of the remaining slots.
2 of 3 founding-partner slots remaining
Founding Cohort I closes January 2027
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