Chapter 718: what Florida's Condominium Act requires
The records an association has to keep, how fast it has to produce them, and what happens when it doesn't.
Read the full textChapter 718, Florida Statutes — the complete Condominium Actflsenate.gov — official ↗Chapter 718 of the Florida Statutes is the Condominium Act — the law that governs how condominium associations in Florida operate. For a buyer, a seller or an owner, the part that matters most day to day is s. 718.111(12): the official records provision. It sets out what the association must keep, how long it must keep it, and how quickly it has to let an owner see it.
This matters well beyond paperwork. Reserve studies, milestone inspection reports, budgets, contracts and meeting minutes are the documents that answer the questions a lender, an insurer or a careful buyer will ask about a building. When they are produced quickly, a deal moves. When they aren't, the deal usually stalls long before anyone explains why.
The table below is the retention and response framework as the statute sets it out. It describes obligations on the association — it is not a checklist for judging a building, and a building is not out of compliance simply because a record hasn't reached us.
Selected provisions, summarised. Read the full chapter on flsenate.gov ↗
| Citation | Requirement | Deadline / retention |
|---|---|---|
| s. 718.111(12), F.S.Official records - general | Association must maintain official records within the state and in an organized manner facilitating owner inspection. | At least 7 years (general) |
| s. 718.111(12), F.S.Records inspection response | Records must be made available after written request to the board or its designee. | 10 working days |
| s. 718.111(12)(c), F.S.Denial of access damages | Failure to produce within 10 working days creates presumption of willful noncompliance. | $50 per calendar day, up to 10 days, beginning 11th working day |
| s. 718.111(12), F.S.Records request checklist | Association must simultaneously provide a checklist of records made available and records withheld. | Checklist retained 7 years |
| s. 718.111(12)(g), F.S.Website posting - large associations | Associations with 150+ units (no timeshare units) must post certain documents online. | Currently in effect |
| s. 718.111(12)(g), F.S.Website posting - expanded | Associations managing a condominium with 25+ units (no timeshare units) must post certain documents online. | Effective January 1, 2026 |
| s. 718.111(12), F.S.Structural integrity reserve studies | Must be retained as part of accounting records. | At least 15 years after study completion |
| ss. 553.899 and 718.301(4)(p), F.S.Structural / life safety inspection reports | Copy of inspection report must be retained by the association. | 15 years after receipt |
| s. 718.111(12), F.S.Contracts and bids for work | Contracts for work to be performed, including bids. | 1 year after receipt |
| s. 718.111(12), F.S.Voting materials | Ballots, sign-in sheets, voting proxies and related papers. | 1 year from date of election, vote, or meeting |
| s. 718.111(12), F.S.Permanent records | Plans/permits/warranties, declaration, bylaws, articles of incorporation, current rules, and meeting minutes. | Permanently maintained |
| s. 775.082 / s. 775.083, F.S.Repeated records violations | Director, board member, or CAM who knowingly, willfully, and repeatedly violates records law commits a 2nd degree misdemeanor and must be removed from office. | 'Repeatedly' = 2+ violations in a 12-month period |
| s. 918.13 / s. 843.02, F.S.Destruction of records | Destroying official records in furtherance of a crime is punishable as evidence tampering or obstruction of justice. | N/A |
| s. 718.1255, F.S.Dispute resolution | Owners generally must file a petition for alternative dispute resolution before a records dispute is heard by a court. | Appeal within 30 days of arbitrator's final order |
- Owners: a records request has to be in writing, and the clock starts when the board or its designee receives it.
- Buyers: ask for the reserve study, the milestone report and the last 12–24 months of minutes while you still have an inspection period.
- Boards: the checklist requirement is easy to miss — records produced and records withheld have to be listed at the same time.