If you own a condo on Clearwater Beach or Sand Key, you have a legal right to see your association’s records. As of January 1, 2026, many associations must also post key documents online. Here is what changed, what you can ask for and how to ask.
Key takeaways
- Florida law requires official records to be made available within 10 working days of a written request.
- From January 1, 2026, associations managing 25 or more units (without timeshare units) must post key records on a website or app.
- Owners get a username and password for the protected section on written request.
- The posted records include budgets, financial reports, inspection reports and the structural integrity reserve study.
Your right to the records
Section 718.111(12) of the Florida Statutes makes the association’s official records open to owners. Records must be made available within 10 working days after the board receives a written request. If the association misses that window, the law creates a presumption that it willfully failed to comply.
The new website rule
The threshold for the website requirement dropped to 25 units, effective January 1, 2026. Most towers on the beach and on Sand Key are well above that size. The website or app must have a protected section that only owners and association employees can reach, and documents generally need to be posted within 30 days of being created or received.
What must be posted
| Document | Why it matters to you |
|---|---|
| Declaration, bylaws, articles and rules | Rental minimums, pet rules and use restrictions |
| Annual budget and financial report | Reserves and where the dues go |
| Board meeting minutes (12 months) | Upcoming projects and assessments under discussion |
| Milestone inspection and other structural reports | The building’s condition |
| Most recent structural integrity reserve study | Future repair costs the reserves must cover |
| Building permits for ongoing or planned work | Construction that may affect you |
| Contracts and bids | Who the association hires and at what cost |
How to request records
- Ask for your website login in writing first. Many questions are answered there.
- For anything not posted, send a written request to the board or manager, by email or letter, and keep a copy.
- Be specific: name the document and the date range.
- Note the date you sent it, then count 10 working days.
- The Division of Condominiums publishes a sample records request form you can use.
Our tip: Buying a condo? Ask the seller for the same documents early, especially the reserve study and inspection reports. Our condo buyer’s guide lists what to request.
What this means for you
Reading the minutes and the budget a couple of times a year is the easiest way to avoid surprises like a special assessment. Our milestone inspections page explains the inspection rules, and our condo building guides show recorded sales building by building.
Please note: Laws, tax rules and insurance terms change, so check the details for your situation with a licensed professional, such as a Florida real estate attorney, insurance agent or tax adviser, before you act.
Selling a condo and not sure which records buyers will ask for? Contact us.
Sources
- Florida Statutes, section 718.111, official records and the website requirement.
- Florida DBPR, Division of Condominiums, Timeshares, and Mobile Homes FAQ, website requirement effective January 1, 2026.
- Florida DBPR, access to records request and checklist.