What does Florida's condominium records law require?
Florida condominium associations must keep a defined set of official records — the declaration, bylaws, rules, contracts, budgets, financial reports, meeting minutes, inspection reports, and more — and must make them available to any owner who asks, generally within 10 working days of a written request (§ 718.111(12)(c)).
Some records are protected and must not be shown to other owners or the public — for example attorney-client materials, personnel files, owners' medical records, and owners' personal information like Social Security and account numbers. The association has to redact protected information before sharing a record.
Most associations must also post these records online. The 2025 statute requires an association managing a condominium with 25 or more units (not containing timeshare units) to post digital copies of its official records on a website or downloadable app, behind an owner login. Associations with fewer than 25 units are exempt. (The historical phase-in: 150+ units since 2019; HB 1021 extended the duty to 25–149-unit associations effective January 1, 2026.) A portal operated by a third-party provider satisfies the requirement, and an association may now answer many records requests simply by pointing the owner to the website.
Associations also carry insurance and financial-reporting duties under this section: the replacement cost of insured property must be determined at least once every 3 years (by an independent appraisal or an update of a previous one), and a year-end financial report whose required depth (from a simple report up to a full audit) scales with the association's annual revenue.
What § 718.111(12) says, section by section
| Subsection | Plain-English translation | Citation |
|---|---|---|
| (11) | The association must carry adequate property insurance, with replacement cost determined at least once every 3 years (independent appraisal or an update of a previous one), and fidelity bonding for those who control or disburse funds; liability/D&O/flood coverage is permitted, not mandated. ➜ Full paragraph-by-paragraph treatment moved to its own page 2026-08-22: 718-111-11-insurance-and-fidelity-bonding.md — deductibles, the fidelity-bond measure, the permitted/mandated split and the multicondominium structures. |
§ 718.111(11) |
| (12)(a) | Defines the official records the association must keep — declaration, bylaws, articles and amendments; rules; minutes; membership/owner records; insurance policies; contracts; bids; budgets; financial reports; director certifications; inspection reports; and more. ⚠ Item 8 is "all current insurance policies of the association and condominiums operated by the association" — the word current is why M5 versions that lineage single_current. |
§ 718.111(12)(a) |
| (12)(b) | Official records must be maintained for at least 7 years (specific records have longer retention — see internal notes). | § 718.111(12)(b) |
| (12)(c) | Records must be made available to an owner within 10 working days of a written request; failure creates a rebuttable presumption of willful failure; minimum damages and fees may apply. The association must simultaneously provide a checklist of records made available (and identify those not made available), kept 7 years — delivering it creates a rebuttable presumption of compliance. Lists protected records that must be withheld/redacted. | § 718.111(12)(c) |
| (12)(g) | Associations managing a condominium of 25+ units (no timeshare units) must post official records to a website or downloadable app, behind an owner login, with public notices on a front/"Notices" page. Under 25 units: exempt. (Phase-in history: 150+ since 2019; 25–149 since Jan 1, 2026 — session law.) | § 718.111(12)(g) |
| (13) | The association must prepare a year-end financial report; the required type scales with revenue (report → compiled → reviewed → audited). | § 718.111(13) |