- Community Associations, Legal Updates, Board Member 101, Technology
- Florida
This summary covers several significant Florida legal changes affecting condominium, HOA, and cooperative community associations in 2026 impacting governance, operations, communication, voting, disclosures, inspections, and risk management.
Because each association’s structure and governing documents are unique, boards and property managers should consult with legal counsel to determine how these updates specifically apply to their community.
KSN is proud to serve as a legal resource for Florida community associations navigating these evolving requirements. Questions about these Florida legal updates, elections, disclosures, governance issues, or risk management? Our experienced community association attorneys are here to help.
Call KSN toll-free at 855-537-0500 or visit www.ksnlaw.com.
New United States Postal Service (USPS) Postmark Changes and Impact to Community Associations
Community associations routinely rely on mailed notices to comply with statutory and governing-document requirements. These notices (ex. meeting notices, election materials, budget disclosures, and special assessment notices) are often required to be sent or postmarked within a specific timeframe. Effective December 24, 2025, USPS postmarks will reflect the date mail is first processed by automated equipment, not the date it is dropped in a mailbox or left at a post office. As a result, mail deposited on a particular day may receive a postmark one or more days later after it reaches a regional processing facility, and the postmark may not match the intended mailing date.
This creates potential risk when statutes or governing documents require notices to be mailed, postmarked, or delivered by a specific deadline.
Read the full article here: How Do The New USPS Postmark Changes Impact Community Associations? https://www.ksnlaw.com/blog/new-usps-postmark-changes-community-associations/
Condominium Association Official Website Requirements (Effective January 1, 2026)
Under updated statutory requirements (Florida Statute 718.111(12)(g)), condominium associations with 25 or more units must operate an official website or secure member portal that provides access to required records and documents. This includes key association records such as governing documents, budgets, financial reports, meeting notices, meetings agendas, at least 12 months of meeting minutes, active contracts, active vendor bids, structural integrity inspection reports, and reserve studies.
This expands previous thresholds and underscores the importance of digital transparency, protections for sensitive information, and access for owners.
Homeowners Association Official Website Requirements (Effective January 1, 2026)
Under updated statutory requirements (Florida Statute 720.303(4)), homeowner (HOA) associations with 100 or more parcels must operate an official website or secure member portal that provides access to required records and governance documents. This includes key association records such as governing documents, budgets, contracts, insurance policies, meeting minutes, and required notices.
This expands previous thresholds and underscores the importance of digital transparency, protections for sensitive information, and access for owners.
New Condominium and Cooperative Governance Requirements (Effective July 1, 2025)
Florida House Bill 913 brings extensive changes to condominium and cooperative association law, affecting areas such as management oversight, recordkeeping, inspections, reserves, meetings, and financial governance. Key provisions include:
- Community Association Manager (CAM) Regulation: Managers must maintain an online account with the Florida Department of Business and Professional Regulation and update it promptly to reflect current employment. Individuals whose CAM license is revoked are prohibited from involvement in management firms for a specified period.
- Official Records and Transparency: Associations are required to maintain bank statements, ledgers, and video recordings of virtual meetings as official records, and to post recent minutes on the association’s website within defined timeframes.
- Meeting Participation and Governance: Associations may conduct meetings by video conference with recorded minutes preserved as official records, enhancing participation flexibility.
Condominium Association Electronic Voting and Email Ballots (Effective July 1, 2025)
Voting reforms under Florida HB 913 aim to modernize procedures, reduce disputes and improve governance legitimacy in condominium association elections and voting processes.
- Email Ballot Option: Associations that have not adopted a formal electronic voting system must now accept unit owner ballots submitted via email if they meet statutory requirements (including owner name, unit number, and statutory waiver of ballot secrecy).
- Electronic Voting System Adoption: Associations that choose to implement full online electronic voting must adopt procedures governing consent, authentication, and deadlines. The law also eliminates the previous 14-day advance notice requirement for board resolutions authorizing electronic voting and replaces it with standard meeting notice requirements.
- Designated Email and Procedures: Associations must designate a specific email address for receipt of electronic ballots and adopt procedures to ensure ballots are timely and valid for unit owner votes, including elections and other membership decisions.
- Recordkeeping and Verification: To rebut challenges, boards should maintain logs, affidavits, and procedural documentation verifying that ballots were received and reviewed in compliance with statutory requirements.
Flood Disclosure Requirements (Effective October 1, 2025)
Florida’s updated flood disclosure statutes require more robust disclosures relating to flood risk in residential transactions and other property contexts:
- Landlords and Developers: Residential landlords (including condominium unit owners acting as landlords), developers of condominium and cooperative units, and mobile home park owners must provide specific flood disclosures before or at the time of lease execution. These disclosures must state whether the property has experienced flooding, whether flood insurance claims were filed, and whether federal or state assistance was received.
- Insurance and Risk Considerations: Associations, particularly in coastal or high-risk areas, should reassess insurance coverage and reserve planning in light of flood zone reclassifications and evolving flood risk disclosures that can affect lender requirements and owner expectations.
Properly integrating these flood disclosures into resale and lease documentation can mitigate post-transaction disputes and legal risk.
Read more here: How Florida’s Flood Disclosure Law Impacts Community Associations https://www.ksnlaw.com/blog/florida-law-brings-significant-condominium-cooperative-associations-effective-july-1-2025
Florida Condominium Rider and Disclosure Requirements (Effective July 1, 2025)
Under revised resale contract requirements and existing statutory disclosure obligations (Florida Statute 718.503), condominium sellers must provide prospective buyers with a defined set of association records, including governing documents, financial information, and key inspection and reserve reports. These mandatory disclosures form the baseline documents that must be delivered to buyers and, if not timely provided, may render a contract voidable at the buyer’s option.
In addition, the updated 2025 Condominium Rider (Addendum A) allows buyers, with seller agreement, to contractually request expanded association records such as recent board meeting agendas, meeting minutes, insurance declaration pages, limited additional documents, along with inspection reports and reserve reports received prior to closing. While these expanded requests are contractual rather than statutory, they increase the importance of prompt, accurate record management and coordination with legal counsel when responding to resale document requests.
Read more here: What Florida Condo Buyers and Associations Need to Know About the 2025 Condominium Rider and Disclosure Requirements https://www.ksnlaw.com/blog/florida-condo-buyers-rider-disclosure-requirements/
Practical Takeaways for Board Members and Community Association Managers
The 2025 Florida legislative session delivered substantial reforms that are shaping community association governance in 2026. These new legislative updates reflect Florida’s continued focus on ensuring transparency, accountability, and safety. Association boards and managers should consider working with their association’s attorney to:
- Review and update governing documents, election procedures, and official records policies.
- Implement or revise electronic voting and email ballot procedures in compliance with the statutory framework.
- Ensure flood disclosure forms and procedures are incorporated into resale and lease processes.
- Meet association website operation requirements.
Early compliance will help boards avoid disputes, improve owner engagement, and navigate evolving legal expectations with confidence.
Legal Resource
Questions about these recent legislative updates? Do not hesitate to contact KSN.
Please call our law firm at 855-537-0500 or visit www.ksnlaw.com.
Since 1983, KSN has been a legal resource for condominium, homeowner, and townhome associations. Additionally, we represent clients in real estate transactions, collections, landlord/tenant issues, and property tax appeals. We represent thousands of clients and community associations throughout the US with offices in several states including Florida, Illinois, Indiana, and Wisconsin.
Please note the material contained in this article is for educational and informational purposes only and does not constitute legal advice. No attorney-client relationship is established by your review or receipt of the information contained in this article. You should not act on the information discussed in this article without first obtaining legal advice from an attorney duly licensed to practice law in your State. While KSN has made every effort to include up-to-date information in this article, the law can change quickly. Accordingly, please understand that information discussed in this article may not yet reflect the most recent legal developments. Material is not guaranteed to be correct, complete, or up to date. KSN reserves the right to revise or update the information and statements of law discussed in the article or law at any time, without notice, and disclaims any liability for your use of information or statements of law discussed in the article, or the accessibility of the article generally. This article may be considered advertising in some jurisdictions under applicable law/s and/or ethical rules/regulations. © 2026 Kovitz Shifrin Nesbit, A Professional Corporation.
