Florida HOA Laws: New Website & Transparency Requirements

As we move into 2026, Florida homeowners associations face a new landscape of regulations. House Bill 1203 has introduced significant changes aimed at increasing transparency and accountability. Here is what your board needs to know.

Mandatory Website for Large Communities

One of the most impactful changes is the requirement for digital presence. As of January 1, 2025, Florida HOAs with 100 or more parcels are legally required to maintain a website or mobile app. This is no longer optional—it is a statutory mandate.

This portal must be accessible to all owners via a secure login and must contain specific official records to ensure residents can stay informed without jumping through hoops.

What Must Be Posted?

• Governing Documents: The Declaration, Articles of Incorporation, Bylaws, and all amendments must be easily downloadable.
• Financials: The annual budget and any proposed budgets for upcoming meetings.
• Meeting Information: Notices, agendas, and approved minutes from board meetings.
• Contracts & Bids: All executed contracts and recognized bids for materials or services.

New Financial Transparency Rules

Recent legislation places a spotlight on financial accountability. By July 1, 2025, bank statements and ledgers are explicitly classified as official records.

Previously, there was some ambiguity regarding access to raw banking documents. The new law clarifies this: residents have the right to inspect these documents upon request. This closes previous loopholes and ensures that the financial health of the association is an open book to its members.

New Email Voting Rules (Condos vs. HOAs)

There is often confusion around "email voting" due to different laws for specific types of communities. It is important to know which rules apply to you.

Condominium Associations (Chapter 718)

Under the new HB 913, effective July 1, 2025, email voting has become much more accessible for Condos. If a Condominium Association has not adopted a formal online voting system, they must accept ballots via email (usually as a scanned attachment) if a unit owner chooses to vote that way. The owner waives anonymity, but it ensures their vote counts.

Homeowners Associations (Chapter 720)

For HOAs, the rules remain slightly different. While HB 1203 allows owners to provide consent for electronic voting electronically, the actual voting process typically still requires a Board resolution to adopt a compliant system.

However, the trend is clearly moving toward digital access. Boards should verify with their legal counsel if their specific documents or recent amendments allow for the same email-ballot flexibility as Condos, or if they must stick to a formal portal.

Online Voting Best Practices

Regardless of the method, if you are moving to digital voting, security is paramount. A dedicated online voting portal is always superior to simple email because it offers:

• Secret Ballots: Ensuring the voter's choice remains private.
• Authentication: Automatically verifying the identity of the voter.
• Instant Tallying: Removing human error from the counting process.