Florida condominiums with 25 or more units must post 18 categories of official records on a password-protected website — minutes within 30 days, meeting notices within 48 hours. For a volunteer board, that's a permanent part-time job. We do it for you, start to finish.
The review is genuinely free — you keep the written gap report whether or not you ever hire us.
The Division of Condominiums investigates written complaints from any unit owner and may levy civil penalties. It only takes one frustrated owner with a complaint form.
This isn't a one-time website project. Every meeting, every budget, every notice restarts the clock — the deadlines repeat for as long as the building stands.
Most won't take buildings under 50 units at all. Self-managed boards get the same legal obligations with none of the help. That's the gap we fill.
A sample of the statutory list. Our free review walks all 18 items against what your association actually has today.
| Record | Posting deadline |
|---|---|
| Approved board meeting minutes — preceding 12 months | 30 days |
| Notice + agenda for regular board meetings | 48 hours before |
| Notice + agenda for owner meetings, on the front page | 14 days before |
| Annual budget and any proposed budget | 30 days |
| Financial reports and statements up for a vote | 30 days |
| Structural inspection reports & SIRS reserve study | 30 days |
| Executory contracts and bids received | 30 days |
| Declaration, bylaws, articles, and rules | 30 days |
Plus ten more categories — and everything must have protected owner information redacted before posting. Get the full 18-item checklist at your free review →
No software for anyone to learn. No volunteer stuck with a legally-deadlined job.
Twenty minutes, at your board meeting or one-on-one. We walk the 18 statutory items against what you have and leave you a written gap list. Most boards discover they're missing more than half.
Hand us your documents however they exist — email, a flash drive, a box of paper. We organize, redact protected information, and put your owner portal live within 14 days.
Forward us minutes, budgets, and notices as they happen; we post them inside every statutory window — including the 48-hour meeting notices. Quarterly written re-audit for your records.
I started Sunshine Condo Compliance after watching small-building boards get squeezed: management companies won't take them, software vendors mail them login screens, and the statute keeps adding requirements.
I'm local — Pembroke Pines — and I work in person, at your board meeting, in your clubhouse. You'll never need to give me access to your bank accounts. Just your documents.
One service, done properly. We don't manage properties, collect dues, or hire vendors — and we never will. Records and website compliance under Chapter 718 is the entire business, which is why we're better at it than a management company doing forty other things.
Built for self-managed buildings of 25–150 units. Your building doesn't need a $700-a-month manager to satisfy this statute. It needs someone reliable who does the postings, watches the deadlines, and answers when an owner can't log in.
Clear boundaries. We're a document-management service — not a law firm and not a licensed community association manager. When something needs legal judgment, we show you the statute and point you to your association attorney.
If your condominium has 25 or more units and isn't a timeshare, yes — as of January 1, 2026. The threshold used to be 150 units; the 2024 legislature lowered it to 25 (HB 1021), and the 2025 session added the 12-months-of-minutes and video-meeting requirements (HB 913). There is no exemption for self-managed associations.
Nothing — until an owner complains. Enforcement is complaint-driven: any unit owner can file a form with the DBPR's Division of Condominiums, which investigates and can levy civil penalties up to $5,000 per offense. Non-compliance also surfaces in records-request disputes and, increasingly, insurance questionnaires. Boards rarely hear about the website rule from the state; they hear about it from their angriest owner.
Maybe not — if someone on your board is actually doing the uploads, the redactions, and the 48-hour notice postings, every time. In our experience the software gets purchased and the work doesn't happen. The free review will tell you honestly where you stand; if your setup is compliant, we'll say so and shake hands.
The statute requires the sensitive material to sit behind an owners-only password, and requires protected information to be redacted before anything is posted — that redaction work is a core part of our service. We never need access to association bank accounts or owner financial data.
Neither, on purpose. We're a document-management and website service. We don't give legal advice (that's your association attorney) and we don't perform community association management under §468.431. We organize, post, track deadlines, and keep written records that you're doing it right.
Twenty minutes, in person at your board meeting or with one officer. We go item by item through the 18 statutory categories: do you have it, and is it posted where the law says? You get the marked-up checklist and a written gap list to keep — no strings, no pressure. If your setup is already compliant, we'll tell you so and leave you with the paperwork proving it.
Call or text — most boards book their review in one short call. Prefer email? luca@sunshinecondocompliance.com
We respond within one business day, and we come to you — clubhouse, lobby, or your next board meeting.