If you own property in a Florida condominium or homeowners’ association, 2025 and 2026 have brought more legal changes to your doorstep than any comparable period in the state’s history. Between expanded transparency mandates, new reserve funding deadlines, electronic voting reforms, and regulatory registration requirements, the obligations of association boards have increased dramatically. And for unit owners and homeowners, these changes create both new protections and new complexities when disputes arise.
The Transparency Revolution: HB 1021 and Online Records Access
Perhaps the most visible change for Florida association members is the expanded online records requirement under HB 1021. Beginning January 1, 2026, condominium associations with 25 or more units must provide password-protected online access to governing documents, meeting notices, budgets, meeting minutes, and financial reports. Previously, this requirement applied only to associations with 150 or more units, meaning the vast majority of Florida condominiums were exempt. That exemption is now gone.
For homeowners’ associations, the parallel requirement applies to communities with 100 or more parcels. These associations must now operate an official website or secure member portal providing access to all required records and governance documents. The intent behind this legislation is clear: the Florida Legislature has determined that association transparency is no longer optional, and that unit owners and homeowners deserve real-time access to the documents that govern their communities and their financial obligations.
From a litigation perspective, this is significant. Boards that fail to comply with these requirements are creating exposure for themselves and the association. Unit owners who are denied access to records they are now legally entitled to view online have a stronger basis for enforcement actions, and the failure to maintain required records can become a powerful piece of evidence in disputes over board conduct, financial mismanagement, or breach of fiduciary duty.
Reserve Funding: The January 2026 Deadline
In the wake of the Champlain Towers South tragedy in Surfside, the Florida Legislature enacted sweeping reserve funding requirements designed to ensure that associations maintain adequate reserves for structural maintenance and repair. Under HB 913, the deadline for full reserve funding compliance is January 1, 2026. Associations can no longer waive or reduce reserves for items related to structural integrity, and the threshold for projects requiring reserve funding has increased from $10,000 to $25,000.
This is creating real tension in communities across the state. Many associations that historically underfunded reserves are now facing the prospect of significant special assessments to achieve compliance. Unit owners who cannot afford these assessments are caught between the legal obligation to pay and the financial reality of their situation. We are already seeing an increase in disputes over the propriety of special assessments, the adequacy of reserve studies, and the board’s decision-making process in allocating these costs.
Electronic Voting and Governance Modernization
HB 913 also introduced voting reforms that aim to modernize election procedures and reduce disputes in condominium association elections. Associations that have not adopted a formal electronic voting system are now required to accept unit owner ballots submitted via email, provided those ballots meet the statutory requirements. This change was driven by the recognition that many unit owners, particularly seasonal residents and investors, are unable to participate in elections conducted solely through in-person or mail-in balloting.
Additionally, condominium boards proposing annual budgets that exceed 115 percent of the prior year’s budget must now provide a substitute budget that excludes discretionary expenses. This requirement gives unit owners a meaningful alternative to rubber-stamping escalating budgets and provides a procedural mechanism for challenging proposed increases.
DBPR Registration: A New Regulatory Layer
As of October 1, 2025, all condominium and cooperative associations in Florida are required to create and maintain an online account with the Department of Business and Professional Regulation. This registration requirement, signed into effect on July 1, 2025, adds a new layer of regulatory oversight and creates a centralized database of association information. Associations that fail to register face potential penalties and enforcement actions.
What This Means for Owners and Boards
The cumulative effect of these changes is a fundamental restructuring of the relationship between Florida community associations and their members. Boards have more obligations than ever, and owners have more tools than ever to hold their boards accountable. But with increased complexity comes increased potential for disputes.
Whether you are a unit owner dealing with a board that is not complying with transparency requirements, a homeowner facing an unjustified special assessment, or a board member trying to navigate these new obligations in good faith, the legal landscape demands careful attention. At Your Legal Advocate, we represent both association members and boards in disputes across the full spectrum of Florida community association law. If you are facing a dispute or simply need guidance on how these new requirements affect your community, we are here to help.