Send me one association. I'll check its website against all 18 required records.
The first review is free and comes back within two business days.
Since January 1, 2026, every Florida condo association with 25 or more units has had to post 18 kinds of records to a website or app with a password-protected owner section, most of them within 30 days. For a management company, that is a new clerical job on every building.
I do that job. I file each record under its letter in the statute, flag redactions using your association attorney's written rules, post it once your manager approves, and keep a log of every posting date.
Email only, so everything stays in writing. No sales calls.
- Scope
- Public pages only
- Standard
- § 718.111(12)(g)2
- Owner login link
- Not located
- Units
- 64
| Ref. | Required record | Public site |
|---|---|---|
| a. | Declaration and amendments | Located |
| d. | Rules of the association | Located |
| e. | Approved board minutes, past 12 months | Not located |
| h. | Annual budget and any proposed budget | Not located |
| p. | Structural integrity reserve study | Not located |
| r. | Affidavits required by chapter 718 | Not located |
"Not located" means the record was not found on the public site. It is not a finding of noncompliance.
The deadlines
The statute runs on five clocks, not one.
| 30days | Post most records | after the association creates or receives them |
| 14days | Owner meeting notice and agenda | before the meeting |
| 7days | Documents owners will vote on | before the meeting |
| 48hours | Board meeting notice and agenda | before the meeting, emergencies excepted; 14 days when a nonemergency special assessment, a change to rules on unit use, or the annual budget is on the agenda |
| 10work days | Answer an owner's written records request | after it is received |
The 18 required records
Lettered as in F.S. 718.111(12)(g)2, 2026 Florida Statutes.
Items a. to i.
- a.Declaration and amendments
- b.Bylaws and amendments
- c.Articles of incorporation and amendments
- d.Rules of the association
- e.Approved board minutes12 months
- f.Video meeting recordings or links12 months
- g.Contracts list and bidspast year
- h.Annual budget and any proposed budget
- i.Financial report and monthly statements
Items j. to r.
- j.Director certifications
- k.Contracts with interested directors or officers
- l.Conflict-of-interest contracts and documents
- m.Owner meeting notice and agenda; vote documents14 / 7 days
- n.Board meeting notice, agenda and documents48 hours
- o.Structural and life-safety inspection reports
- p.Structural integrity reserve study
- q.Building permits, ongoing or planned work
- r.Affidavits required by chapter 718
Fees
Billed to the management company, per association. You keep your current website or portal.
| Service | Fee |
|---|---|
Website records reviewAll 18 categories checked on the public site, written up on one page, with a 90-day posting calendar. Back in two business days. First association free | $150per association |
EssentialsEach record named, dated and filed under its letter. Uploaded once your manager approves, or delivered as upload-ready batches. A posting log every month. Up to 10 documents a month, then $4 each. | $79per association per month |
StandardEverything in Essentials, plus redaction flags from your attorney's written rules, reminders a week before each deadline and a quarterly gap check. Up to 25 documents a month, then $4 each. First three firms: $69 for 12 months | $129per association per month |
FullEverything in Standard, plus records-request packets for your manager and a handover set if management changes. | $199per association per month |
Catch-up of past recordsOne time, for associations that are behind. Up to 100 documents, then $5 each. Quoted in writing before work starts. | $750per association |
Records requestsAn owner's request assembled for your manager inside the 10-working-day window. | $75per request |
Terms: 12 months, cancel free in the first 60 days. Most firms start with a 60-day pilot on two or three associations; if your manager says it didn't save time, the pilot is free. Each approved record goes up within 5 business days of your manager's approval, or that association's month is free.
How it starts
Nothing changes for your boards. Your manager approves everything before it goes up.
- Day 0
You email one association
Its name and website address. That's all I need.
- Day 2
The review arrives
One page, all 18 categories, and a 90-day posting calendar. It's yours to keep.
- Week 1
Access and rules
If you go ahead: upload access from your manager and your attorney's redaction rules.
- Monthly
Posting and the log
Records filed as they arrive, deadlines flagged a week out, and a log at month end.
Clerk, not manager
I'm not a management company and don't replace your manager.
I handle
- Filing records under their letter in the statute
- Redaction flags from your attorney's written rules
- Uploading approved records and logging the dates
- Records-request packets, for your manager
- Deadline reminders and the monthly log
Your licensed manager keeps
- Budgets, financial statements and funds
- Meeting notices and the meetings themselves
- Contracts, vendors and owners
- Final approval of everything posted
- Legal questions, which go to the association's attorney
In short: under F.S. 468.431(2), a person doing clerical or ministerial work under the direct supervision and control of a licensed manager does not need a manager's license. I don't draft notices or agendas or set notice periods; I post what your manager has approved.
Questions managers ask
- Our portal already has a documents tab.
- The portal stores files. Someone still has to name them, sort them under the right letter, check them for owner information and get them up inside the deadline. That's the part I take off your managers.
- Do we have to change software?
- No. Where you grant restricted vendor access, I upload approved files to the website or portal you already use, and you can revoke that access anytime. Otherwise I deliver upload-ready batches. No shared logins.
- How do you handle owner information?
- Your association's attorney sets the redaction rules in writing. I apply them before anything is uploaded, and your manager approves what's published.
- Are you a licensed manager?
- No. I'm not a CAM. This is clerical work under your licensed manager's supervision, and your manager approves every posting.
- Who does the work?
- I do. Software helps with indexing and transcription, and I check every item before it reaches your manager.
- What does the free review commit us to?
- Nothing. One association, all 18 categories, one page. If you'd rather see the monthly work first, ask for a sample file index and posting log. Monthly posting starts only if you ask for it, usually as a 60-day pilot on two or three associations.
Send one association
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