TL;DR
- Florida HB 913 took effect July 1, 2025. It’s a 92-page overhaul of Florida condo law – structural safety, reserves, manager licensing, and online transparency.
- Associations with 150 or more units must maintain a website or app with a secure, password-protected owner portal.
- Florida law now requires condominium associations to publish a broad set of official records online – and those records must generally be posted within 30 days after the association creates or receives them.
- By October 1, 2025, all condo associations must register online with Florida’s Division of Condominiums – regardless of unit count.
- Missing a posting deadline isn’t just a clerical slip. It can become a records violation, and willful refusal to provide official records under Florida law can rise to a second-degree misdemeanor.
- A basic website does not satisfy this law. You need a managed, secure, compliant-owner portal with documented upload workflows.
Florida’s condo associations have been living under an expanding stack of legal obligations since the 2021 Champlain Towers South collapse in Surfside. That tragedy – 98 people killed – exposed what happens when buildings defer critical maintenance for years while keeping owners in the dark about finances and structural conditions. The legislature responded hard, and it hasn’t let up.
HB 913 is the most recent overhaul. Governor Ron DeSantis signed it on June 23, 2025. It went into effect July 1, 2025. The bill runs 92 pages and covers structural safety, reserve funding, manager licensing, and the piece most boards are scrambling to address: digital transparency and website compliance.
This post focuses specifically on the website and records-posting obligations under Florida Statute §718.111(12) as amended by HB 913. If your association has 150 or more units and your current website situation is anything less than a fully managed, secure owner portal with documented upload workflows – this is your gap analysis.
Who This Law Applies To
Florida Statute §718.111(12) requires any condominium association with 150 or more units to maintain a website or mobile application with a secure, password-protected portal accessible only to unit owners and authorized personnel.
The 150-unit threshold existed before HB 913 – but the bill significantly expanded the required document list and tightened posting deadlines. If your association already had a website, it likely needs changes to meet the updated standard.
If your association has fewer than 150 units, the website mandate doesn’t apply under this statute. That said, voluntary compliance is worth considering. Owner disputes over record access are one of the most common friction points for smaller associations, and a clean digital system prevents a lot of that before it starts.
What Must Be Posted – The Full Document List
Florida Statute §718.111(12), as amended by HB 913, requires the following records to be available in the owner portal:
Governing Documents
- Declaration of Condominium
- Articles of Incorporation
- Bylaws
- Rules and Regulations
- All amendments to governing documents
Financial Records
- Current approved annual budget – posted immediately after board approval
- Proposed budgets
- Year-end financial reports
Board and Meeting Records
- Board meeting notices
- Board meeting agendas
- Approved board meeting minutes – within 30 days of approval
- Annual meeting notices
- Board member certification documents
- Video recordings – or hyperlinks to recordings – of all video conference meetings, retained for at least one year after posting
Contracts and Vendor Records
- Management agreements
- All contracts valued at $10,000 or more – posted within 30 days of execution
- Competitive bids for association work
Structural and Safety Records
- Structural reserve studies – within 30 days of completion
- Milestone inspection reports – within 30 days of receipt
- Structural integrity reports
Insurance Records
- Property insurance policies
- Windstorm coverage
- Liability policies
Each category carries its own posting timeline. Some are immediate. Most have a 30-day window. That window opens the moment the association receives or creates the document – not the moment someone gets around to uploading it.
The 30-Day Rule Is Where Associations Get into Trouble
Before HB 913, many records only needed to be available upon request. The new standard is proactively posted within a defined window. That’s a materially different operational burden.
30 days after creation or receipt applies to:
- Board meeting minutes (after approval)
- Contracts of $10,000 or more (after execution)
- Milestone inspection reports (after receipt)
- Reserve studies (after completion)
- Any other official record, unless a shorter deadline is specified
Immediate posting is required for annual budgets – the moment the board approves them.
That means your board needs an active, documented process for uploading records. Someone must own that task. There needs to be a real workflow, not good intentions.
Associations relying on a property manager or admin staff to handle uploads manually are exposed every time a deadline slips. One overlooked contract. One delayed inspection report. One budget approval that doesn’t get posted the same week.
The consequences matter. Under Florida Statute §718.111(12)(c)2, willful and intentional refusal to provide records is a second-degree misdemeanor. A board member convicted of that is removed from office by court order. The $50-per-day damages provision for records violations is still in effect.
The October 2025 DBPR Registration Requirement
Separate from the website posting requirements, HB 913 added an obligation that applies to all condo associations – regardless of unit count. All associations were required to register online with Florida’s Division of Condominiums, Timeshares, and Mobile Homes (DBPR) by October 1, 2025.
The registration covers board contact information, building age, inspection dates, reserve funding status, and assessment details. Any change to that information must be updated with the Division within 30 days.
This creates a state-accessible compliance database. It puts your association on record with regulators and makes your compliance posture – or lack of it – visible to the state. If yours isn’t registered, that’s the first thing to address. The DBPR portal is at myfloridalicense.com.
What ‘Secure Owner Portal’ Actually Means
The law requires more than a password on a shared page. Florida Statute §718.111(12) specifies the portal must:
- Authenticate unit owners through a password-protected login
- Allow owners to access and download association documents
- Restrict access to authorized owners and personnel only
- Remain reliably available – meaning adequate hosting and uptime
Many associations have responded with the minimum viable version: a shared folder, a PDF page with a single generic password, or a property management platform with document storage added as an afterthought.
Those approaches create compliance risk. If your portal isn’t individually authenticated – meaning each owner has their own login credentials tied to their unit – you don’t have a secure owner portal under the statute. You have a file dump with a thin security layer.
Beyond authentication, consider what happens when the board uploads a document late, the site goes down during a compliance window, or an owner claims they couldn’t access a record. Without a managed system and documented upload history, you have no way to prove compliance.
ADA Compliance: The Requirement Nobody Is Talking About
HB 913 doesn’t explicitly mandate ADA compliance for condo association websites. That does not mean you’re clear.
Title III of the Americans with Disabilities Act applies to places of public accommodation. Courts and the Department of Justice have increasingly treated websites as covered entities. If a unit owner with a disability cannot access association records through your portal, that’s a potential ADA violation – independent of HB 913.
The standard to aim for is WCAG 2.1 AA – the Web Content Accessibility Guidelines at Level AA. That means adequate color contrast, keyboard navigation, screen reader compatibility, and descriptive text for non-text content. Many association websites fail basic contrast tests alone.
I’ve reviewed enough condo and HOA sites to tell you ADA compliance is where most of them are weakest. If you’re rebuilding or upgrading your portal for HB 913, build accessibility in from the start. Retrofitting it after the fact costs more and takes longer.
Florida HB 913 Website Compliance Checklist
Use this to audit your current situation. Unchecked boxes are gaps. Gaps need plans.
| Done | Website Compliance Item |
| ☐ | Does the association maintain a functioning website or mobile app? |
| ☐ | Is there a secure, password-protected owner portal with individual logins per unit owner? |
| ☐ | Are governing documents posted? (declaration, bylaws, rules, all amendments) |
| ☐ | Is the current annual budget posted immediately after board approval? |
| ☐ | Are proposed budgets posted? |
| ☐ | Are year-end financial reports posted? |
| ☐ | Are board meeting notices posted? |
| ☐ | Are board meeting agendas posted? |
| ☐ | Are approved board meeting minutes posted within 30 days? |
| ☐ | Are annual meeting notices posted? |
| ☐ | Are board member certification documents posted? |
| ☐ | Are management agreements posted? |
| ☐ | Are contracts valued at $10,000 or more posted within 30 days of execution? |
| ☐ | Are competitive bids for association work posted? |
| ☐ | Are structural reserve studies posted within 30 days of completion? |
| ☐ | Are milestone inspection reports posted within 30 days of receipt? |
| ☐ | Are structural integrity reports posted? |
| ☐ | Are insurance policies posted? (property, windstorm, liability) |
| ☐ | Are video conference meeting recordings – or hyperlinks to recordings – posted and retained for 1 year? |
| ☐ | Is there a documented internal process for meeting every posting deadline? |
| ☐ | Is the website ADA accessible? (WCAG 2.1 AA minimum) |
| ☐ | Can owners download documents from the portal? |
| ☐ | Is the site reliably hosted with documented uptime? |
| ☐ | Are document backups maintained? |
What Associations Are Getting Wrong
These are the patterns I see repeatedly:
- Treating the website as a one-time project. The law requires ongoing management. Records must be uploaded within 30 days of creation or receipt. That means someone owns the process every month, every quarter, every time the board executes a contract.
- Confusing a public website with a compliant portal. Your public-facing site with contact info and community news is not the owner portal. The portal requires individual authentication (meaning a secure, password-protected portal accessible only to unit owners). They may share a domain, but they are not the same thing.
- No documented upload workflow. When the Division or an owner challenges your compliance, ‘we usually upload within 30 days’ is not a defense. You need documented processes and upload timestamps.
- Skipping ADA compliance. Built in parallel with HB 913 remediation, it’s manageable. Retrofitted later, it’s expensive. And the liability doesn’t disappear because the state didn’t specifically mention it.
- Using platforms built for general property management, not compliance. Many association platforms include document storage but lack version control, compliance tracking, or adequate access controls for the §718.111(12) standard.
Official Sources
This post draws on the following primary sources. Confirm against them and consult your association attorney for legal interpretation specific to your situation.
- Florida HB 913 (2025) – full bill text: gov/Session/Bill/2025/913
- Florida Statute §718.111 – Condominium Association Powers and Duties: gov/Laws/Statutes/2024/718.111
- Florida DBPR – Division of Condominiums registration: https://www.myfloridalicense.com
- Florida Chapter 718 – full Condominium Act: gov/Laws/Statutes/2024/Chapter718
Note: I’m a webmaster, not an attorney. This post covers the website and records management obligations under HB 913 as I understand them from the statute and verified sources. For legal interpretation specific to your association, consult a Florida community association attorney.
Your Association Needs a Compliant Website – Let’s See Where You Stand
If you’re a board member or property manager reading this and you’re not confident your current setup meets the HB 913 standard, that’s a fixable problem – but it’s not a DIY project with 30-day posting deadlines and state registration requirements on the line.
Webmaster For Hire works with associations and professional firms that need website compliance handled without the board having to become web experts. I review what you have, identify the gaps, and manage the ongoing work so posting deadlines don’t fall through the cracks.
If you want to know exactly where your association stands, request a consultation. We’ll go through your current site, document posting practices, portal authentication, and ADA compliance – and you’ll have a clear picture of what needs to change and what doesn’t.
Florida HB 913 Infographic
Use this infographic in newsletters, board packets, or association websites to help explain Florida HB 913 website requirements.
