Florida's HOA Website Law: What Associations With 100 or More Parcels Must Post

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October 15, 2026·Coby Randquist

For years, getting a copy of your HOA's documents in Florida meant a written records request, a wait, and sometimes a trip to wherever the records were kept. For larger associations, that changed on January 1, 2025.

Florida's Homeowners' Association Act now requires every association with 100 or more parcels to post a defined set of official records online, on a website or a downloadable mobile app, behind a section that only owners can reach. The requirement lives in section 720.303(4)(b) of the Florida Statutes.

If you serve on the board of a Florida HOA that size, this is not optional. If you're a homeowner in one, it's a right worth knowing you have. Here's what the statute actually says.

Who it applies to

The rule applies to an association "that has 100 or more parcels." Smaller associations are not covered by the website requirement, though every Florida HOA still has to keep official records and make them available for inspection under the rest of section 720.303.

Count parcels, not residents or buildings. If you're near the line, count carefully. And if your community is a condominium rather than an HOA, a different chapter of Florida law applies (Chapter 718), with its own rules.

What must be posted

The statute lists the documents item by item. In plain terms, the website or app must carry:

The articles of incorporation, and each amendment.
The recorded bylaws, and each amendment.
The declaration of covenants (the CC&Rs), and each amendment.
The current rules of the association.
A list of current executory contracts: contracts or documents under which the association or the owners have an obligation. After bidding closes on materials, equipment or services, it must also list the bids received within the past year.
The annual budget, and any proposed budget to be considered at the annual meeting.
The annual financial report, and any monthly income or expense statement to be considered at a meeting.
The current insurance policies.
Each director's certification, as required by section 720.3033.
Contracts or transactions between the association and a director or officer, or an entity in which a director has a financial interest.
Any contract or document involving a conflict of interest or possible conflict of interest.
Notice and agenda of every members' meeting, at least 14 days before the meeting.
Notice and agenda of every board meeting, plus any other document required for it, posted no later than the notice deadline for that meeting.

Two timing rules stand out. Members' meeting notices must be posted in plain view on the homepage, or on a subpage labeled "Notices" that is conspicuously linked from the homepage. And any document that members will vote on, or that is listed on the agenda, must be posted at least 7 days before that meeting.

The owners-only section

The site can't simply be a public page with PDFs on it. The statute requires a "subpage, web portal, or other protected electronic location that is inaccessible to the general public and accessible only to parcel owners and employees of the association."

Owners have a right to get in. On written request, the association must give a parcel owner a username and password for the protected section that holds the official documents.

What must NOT be posted

This is the part boards most often get wrong, and the statute is explicit about it. Some records are protected from owner access under section 720.303(5)(g). That covers personal identifying information such as Social Security numbers, driver's license numbers and credit card numbers, along with other restricted categories. That information must not appear on the website.

If a document that has to be posted contains protected information, the association must redact it before posting. The statute adds that the association is not liable for disclosing protected information unless the disclosure was made with "knowing or intentional disregard" of its protected nature. That is a safety net, not a strategy. Build redaction into your posting routine.

A practical checklist for boards

If your association is at or over 100 parcels and you aren't fully set up, here's a sensible order:

Confirm your parcel count against your recorded documents.
Gather the governing documents with every amendment. Amendments are the piece most often missing. If you aren't sure you have them all, see how to read your HOA documents and check what has been recorded with the county.
Pick a platform with a real owners-only section, and a way to issue a login when an owner asks for one in writing.
Set up a "Notices" page linked from the homepage, and put meeting notice deadlines (14 days for members' meetings) on the board calendar.
Decide who redacts, and when. Every budget, financial report and contract list should pass a quick check for protected information before it goes up.
Keep it current. Budgets, insurance policies, director certifications and contract lists change every year. A site that was compliant in January can drift by June.

For homeowners

If you live in a Florida HOA with 100 or more parcels, you are entitled to these documents online. If you can't find them, start with a written request to the board or management company asking for access to the protected section of the association's website or app. A written request is what the statute's login provision turns on.

The bigger point

Florida's law reflects something boards everywhere already know: homeowners want their documents, and they want them without a scavenger hunt. Posting them is the floor. Making them easy to search and understand is what actually reduces the questions a board has to answer.

This post summarizes the statute as published for 2025. It is not legal advice. Laws change, and your association's attorney is the right person to confirm how the requirement applies to your community.