A living compliance system for Florida associations — with the community tools boards actually want.
Florida rewrote what condominium and HOA boards must publish, and when. Most associations are behind on requirements they have never heard of. We keep the clock for you — and run the day-to-day of the community in the same place.
No card. Nothing to cancel. Run it alongside whatever you use now.
New Florida transparency laws, explained
- Records must be online — an association managing a condominium of 25 or more units that does not contain timeshare units must post its official records to a website or app, generally within 30 days of receiving or creating each one (s. 718.111(12)(g)).
- HOAs too, at 100 parcels — associations with 100 or more parcels have had the same duty since 1 January 2025 (s. 720.303(4)).
- It is not just the declaration — eighteen categories, including board meeting video, director education certificates, conflict-of-interest documents, inspection reports, building permits and affidavits.
- Directors must be certified — a four-hour course within 90 days of election, then one hour of continuing education every year after (s. 718.112(2)(d)5.b).
- Records requests run on a clock — ten working days from a written request.
The full list, quoted from the statute: what Chapter 718 requires.
What happens if you are not compliant
- $50 a day — minimum damages to an owner denied records, from the eleventh working day, for up to ten days (s. 718.111(12)(c)).
- A criminal charge — a willful, knowing refusal to release records is a second-degree misdemeanor — and the statute names directors, board members and community association managers alike. Removal from office follows.
- A seat suspended — a director who misses the annual education hour is suspended from the board until they file.
- A void fine — levy a fine out of the s. 718.303 order — notice, then fourteen days, then a hearing before three owners who are not on the board — and the fine does not stand.
- An invalid lien — two separate 45-day notices are required, one before a lien and another before foreclosure. Record early and it is invalid.
- An owner lawsuit — most of this surfaces when somebody asks for a document and does not get it.
What Florida 1021 is
Most providers give you a website that hosts documents. That is a folder, and a folder cannot tell you when something is missing. We built compliance as the foundation and the community platform on top of it, so internal clocks and calendars run underneath everything — your board is told before a deadline passes, not after.
- Director education — the four-hour certificate and the annual hour, tracked per director, flagged before a seat is suspended.
- Records requests — logged the day they arrive, with the ten-working-day clock running.
- Financials — monthly and quarterly unit statements and the annual report, against their deadlines.
- Milestone and SIRS — worked out per building (s. 553.899, s. 718.112(2)(g)).
- Elections — secret ballot with receipts and live turnout (s. 718.128).
- Violations and delinquency — the statutory sequences, in order, so a fine or a lien is not void on a technicality.
- Certificates and renewals — elevator, fire alarm, extinguisher tags, pool permit, backflow and every vendor insurance certificate, flagged before they lapse.
- Board meeting video — kept permanently as an official record, with the 12-month hyperlink posted for you.
Our compliance guarantee
If we fail to warn you about a deadline we track and your association is fined for missing it, we pay the fine — up to a year of your subscription.
Not just compliance — community management
Boards told us they would not carry two subscriptions. So the running of the building lives here too, and residents get their own way in — not just owners.
- Amenity reservations — book the court, party room or cabana by the hour. Three courts means three bookable courts.
- Packages and guests — deliveries logged and collected on the record; residents register visitors and vehicles.
- Service requests — reported with a priority, triaged by the board, with notes kept.
- Announcements and calendar — board-to-building messaging instead of a group chat.
- Emergency and local contacts — the building's own after-hours numbers first, then poison control, FPL, Sunshine 811 — already filled in.
- Vendor management — who comes, when, what you pay, whether their insurance is current, with a photo of the technician.
- Meet the board, photo gallery, policies and forms — the things that make owners log in.
- Tenants, bounded by the lease — an owner invites their renter; access ends when the lease does.
How to elevate your community and its compliance
- Free 30-day trial — run it alongside whatever you use now. No card, nothing to cancel.
- Free compliance review — tell us your buildings and we will tell you exactly where you stand against all eighteen record categories and every deadline. No charge, no obligation — you keep the findings whatever you decide.
- We will beat what you are paying — not match. Beat.
- Everything is customizable — and bespoke features are possible — tell us what your association needs.
Talk to us
Tell us about your association and we will come back with where you stand — at no charge.