If your homeowner association has 100 or more parcels and does not have a website with a members-only section, you have been out of compliance since January 1, 2025. The requirement is not optional, not aspirational, and not limited to large communities. One hundred parcels is the threshold, and the statute specifies exactly what must be posted.
The statute: F.S. 720.303(4)(b)1-3
An association managing a community of 100 or more parcels shall maintain an official website or application with a section accessible only to members. The association shall post the following on the website or application:
- Notice of any board meeting, posted at least 14 days before the meeting.
- Any document to be considered at a meeting for a vote by the members, posted at least 7 days before the meeting.
- The annual budget, financial reports, and any amended budgets.
The statute creates two tiers of access. Some content must be publicly visible (meeting notices). Other content must be posted behind a members-only section that the general public cannot access.
What this means in practice
This is a technology mandate embedded in a statute that otherwise deals with records and governance. The legislature decided that physical bulletin boards and mailed packets are not sufficient for associations above a certain size. Members of these communities are entitled to digital access to governance documents with specific lead times.
The 14-day posting requirement for meeting notices means the website is not a convenience feature. It is a notice vehicle with a statutory clock. If the board posts a meeting notice 10 days before the meeting instead of 14, the posting is late regardless of whether a physical notice went up on the clubhouse wall. The two notice methods run in parallel, and both must satisfy their respective deadlines.
The 7-day rule for documents to be voted on is equally specific. If the membership is voting on a budget amendment at the annual meeting, the amended budget must appear on the website at least 7 days before that meeting. Members who want to review the numbers before casting a vote have a statutory right to that lead time.
The members-only section is a privacy requirement. Financial reports, budgets, and member-facing documents should not be accessible to anyone who visits the URL. The statute contemplates a login or authentication barrier that restricts access to association members.
Common failure modes
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"We have a Facebook page." A Facebook group is not a website or application under the statute. It does not support a members-only section with controlled access. It does not provide a document repository with posting-date timestamps. A compliant solution requires a standalone website or app with authentication and document hosting.
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"We post everything, just not 14 days out." Posting documents on the website is not sufficient if the timing is wrong. The statute ties the posting to specific deadlines. A meeting notice uploaded the day before the meeting does not satisfy the 14-day requirement, even if the physical notice was posted on time.
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"We're only at 98 parcels." Verify the count against the plat, not the current homeowner roster. The statute says "parcels," not "occupied homes" or "dues-paying members." Vacant lots and developer-held parcels count toward the threshold.
Bottom line
The 100-parcel website requirement is law, not a best practice. If your association crosses that threshold, the board needs a website or app with member authentication, document hosting, and a calendar system that can prove when each notice was posted. The statute does not specify a vendor or a price point. It specifies a capability, and the association must deliver it.