What records must a Florida condominium association keep?

Florida's condominium statute directs associations to maintain a defined set of official records — governing documents, financial records, meeting minutes, contracts, and member records among them — and to make them available to unit owners. The specific catalog and retention periods are set by statute. Confirm the current list with your association's counsel.

Does Florida condo compliance begin and end with the website requirement?

No. The online records-access requirement under §718.111(12) is the most widely discussed obligation, but it is one of many. Florida condominium associations also answer to statutory rules on estoppel certificates (§718.116), board-meeting and owner notices (§718.112, §718.121), fining and hearing procedure (§718.303), elections and annual meetings (§718.112(2)(d)), budgets and reserves (§718.112(2)(f)), and records retention (§718.111(12)(b)). How each applies depends on your association's size and structure — confirm with your association's counsel.

Who does the online owner-access requirement apply to?

The statutory online-portal obligation applies to condominium associations at and above a unit-count threshold, and a separate threshold applies to larger homeowner associations. Whether a specific association is covered depends on its size and structure — confirm with your association's counsel.

What does "online access" mean under the statute?

The statute contemplates a website or web-based portal through which unit owners can access designated official records. The details of what must be posted, and how access is controlled, are set by statute and should be confirmed with counsel.

What is the difference between condominium (Ch. 718) and HOA (Ch. 720) records requirements?

Florida governs condominiums under Chapter 718 and homeowner associations under Chapter 720. Both chapters address official records and owner access, but the specific obligations, thresholds, and timelines differ between them. Identify which chapter governs your association before relying on any requirement.

Florida statute · Chapter 718

§718.111(12)

Florida Condo Records Requirements: What §718.111(12) Requires

This page provides general information about Florida statutes governing association records. It does not constitute legal advice. Requirements vary by association structure, size, and circumstances. Confirm how these obligations apply to your specific association with your association's counsel.

Florida condominium associations are required by statute to maintain official association records and to give unit owners access to them — including, for associations above a defined size, access through an online portal.

RecordGuards is a platform built specifically to help Florida condominium associations organize those records and provide that access.

The website-access requirement is the one that gets discussed. It is not the one that stands alone. A Florida association also answers to estoppel certificates, meeting notices, fining and hearing procedure, elections, reserves, and records retention — across all three association chapters.

What the statute is for

Florida's condominium records law exists so that unit owners can see how their association is run — its finances, its decisions, and its contracts. The law sets out which records the association must keep, how long it must keep them, and how owners may access them.

What "non-compliance" can mean

Failing to maintain or produce official records can expose an association to owner disputes, formal records requests, and statutory enforcement. The specific consequences are set by statute and depend on the circumstances — an association should consult counsel rather than rely on a general description.

How RecordGuards helps

RecordGuards gives an association one place to organize its official records, control owner access, and keep an append-only history of every records action. It is designed to help associations meet the §718.111(12)(g) website-access requirement.

Common questions

What records must a Florida condominium association keep?: Florida's condominium statute directs associations to maintain a defined set of official records — governing documents, financial records, meeting minutes, contracts, and member records among them — and to make them available to unit owners. The specific catalog and retention periods are set by statute. Confirm the current list with your association's counsel.
Does Florida condo compliance begin and end with the website requirement?: No. The online records-access requirement under §718.111(12) is the most widely discussed obligation, but it is one of many. Florida condominium associations also answer to statutory rules on estoppel certificates (§718.116), board-meeting and owner notices (§718.112, §718.121), fining and hearing procedure (§718.303), elections and annual meetings (§718.112(2)(d)), budgets and reserves (§718.112(2)(f)), and records retention (§718.111(12)(b)). How each applies depends on your association's size and structure — confirm with your association's counsel.
Who does the online owner-access requirement apply to?: The statutory online-portal obligation applies to condominium associations at and above a unit-count threshold, and a separate threshold applies to larger homeowner associations. Whether a specific association is covered depends on its size and structure — confirm with your association's counsel.
What does "online access" mean under the statute?: The statute contemplates a website or web-based portal through which unit owners can access designated official records. The details of what must be posted, and how access is controlled, are set by statute and should be confirmed with counsel.
What is the difference between condominium (Ch. 718) and HOA (Ch. 720) records requirements?: Florida governs condominiums under Chapter 718 and homeowner associations under Chapter 720. Both chapters address official records and owner access, but the specific obligations, thresholds, and timelines differ between them. Identify which chapter governs your association before relying on any requirement.
Can a third-party platform help an association meet the requirement?: A records platform can help an association organize its official records and provide owner access in a structured, auditable way. RecordGuards is designed to help associations meet the §718.111(12)(g) website-access requirement — it does not replace the association's own legal judgment, and associations should confirm their compliance posture with counsel.

Beyond Florida statute: association websites also carry federal ADA accessibility exposure. The RecordGuards owner portal is built to follow WCAG 2.1 AA accessibility guidelines — designed to reduce ADA Title III website-accessibility exposure.

RecordGuards is a compliance platform, not a law firm. Confirm your association's accessibility obligations with your association's counsel.

RecordGuards is built for exactly this obligation.

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