Florida records-compliance, done for your board.
Florida now requires your association to keep its official records online.
CondoHarbor is a done-for-you compliance service. We redact your records the way the statute requires and post them in an owners-only section, then keep them current every month. You forward the documents you already have. That's the part that's on you.
Community. Compliance. Confidence.
The law, plainly.
Since January 1, 2026, Florida law (§718.111(12)(g), Fla. Stat.) requires associations with 25 or more units to keep their official records online, in an owners-only section, with personal information redacted. That means your declaration and bylaws, budgets, meeting minutes, insurance, and contracts, all current and in the categories the statute names. Most small boards were never told the deadline applied to them.
How it works.
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Forward the documents you already have.
Email us what you've got, in whatever shape it's in. A tidy folder or a shoebox of PDFs both work. No new software for your board to learn.
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We organize, redact, and publish to the statute.
We sort everything into the categories §718.111(12)(g) requires, redact the personal information the law says to redact, and publish your owners-only records section.
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We keep it current, month after month.
As new minutes, budgets, and notices come in, you forward them and we post them on time. Your records stay compliant and you don't touch them again.
What we handle.
Everything the statute asks for, set up and kept current, so the treasurer isn't doing it at the kitchen table on a Sunday.
- Setting up your compliant, owners-only records section
- Sorting your documents into the statute's required categories
- Redacting personal information before anything is posted
- Publishing your declaration, bylaws, articles, and rules
- Keeping 12 months of approved board minutes current
- Posting meeting notices and agendas on their deadlines
- Publishing budgets, financial reports, contracts, and insurance records
- Milestone inspection reports and SIRS, where they apply
- Tracking your posting deadlines so nothing lapses
One portal, two views. Owners see a clean records page. Your board posts a notice or hands us a document, and we redact and file it.
Done-for-you compliance.
One monthly price.
Everything on this page, handled for a flat monthly. Cancel anytime, and your records always export with you.
plus a one-time $299 setup
- Your compliant, owners-only records section, built for you
- Every document redacted and published the way the statute requires
- Minutes, notices, budgets, and reports kept current every month
- Every posting deadline tracked, so nothing lapses
- Email us and we answer within one business day
You're live within 5 days of sending your documents, or your $299 setup is refunded. That's in writing.
Questions boards ask us.
Does my condo association have to post its records online?
Florida now requires condominium associations of 25 or more units to keep their official records posted online where owners can access them, under §718.111(12)(g). If your association is in that range, it almost certainly applies to you.
Which records do we have to post?
Your governing documents (declaration, bylaws, articles, and rules), the annual budget and financial reports, contracts and insurance, board meeting minutes, and meeting notices and agendas. Milestone inspection and Structural Integrity Reserve Study (SIRS) reports apply to many buildings too. We sort every document into the right category for you.
What happens if we don't comply?
Owners have a legal right to these records, and an association that does not provide proper access can face records disputes, state complaints, and statutory penalties. The simplest way to avoid all of that is to stay posted and current.
We have a management company. Do we still need this?
Maybe not, so ask them one thing: does our owners' portal already meet the §718.111(12)(g) checklist, including redaction and the required board minutes? If yes, you are covered and we will close your file. Many smaller buildings find the answer is no. We are also glad to work alongside your manager.
What about our owners' private information?
Redaction is the core of the service. The statute requires certain personal information to be kept off the public record, and getting that right on every document, before anything is posted, is exactly what we do.
Who is this for?
Self-managed and smaller Florida associations, roughly 25 to 149 units, that the big website platforms overlook. If your board is handling records compliance on nights and weekends, this is built for you.
We have fewer than 25 units. Do we need this?
The online-records requirement applies at 25 units and up, so under 25 it is not mandated. Plenty of smaller boards still want it done right and off their minds. Ask us and we will tell you honestly where you stand.
How fast will you get us compliant?
Your records section is live within 5 days of the day we receive your documents, or your setup fee comes back in full. That guarantee is in writing.
Can we cancel?
Anytime. Your domain and records stay yours, and we will help you export everything and go. There is no lock-in.
Let's get your records into safe harbor.
Forward one email and we take the compliance work from there.