As a Florida condo owner, you have specific legal rights to information about your association. Understanding these rights helps you stay informed about your building's finances, operations, and decision-making. Here's what your HOA board must disclose to you.

Official Records You Can Access

Under Florida law (Chapter 718), your association must maintain official records and make them available to owners. With HB 913, many of these records must now be accessible online. Here's what you're entitled to see:

Financial Records

Bank statements and account records - All association bank accounts, including operating and reserve accounts
Annual financial statements - Must be delivered within 180 days of the fiscal year end
Budgets and budget amendments - Current and proposed budgets
Ledgers - Detailed accounting of income and expenses
Reserve account records - Information about reserve funding and expenditures

Meeting Records

Board meeting minutes - Approved minutes from the last 12 months must be online
Meeting recordings - Video conference meetings must be recorded and kept as official records
Annual meeting records - Minutes and voting records from annual owner meetings

Operational Records

Contracts and agreements - Management contracts, vendor agreements, insurance policies
Insurance information - Details about association insurance coverage
Structural integrity reports - SIRS reports and milestone inspection results
Board member information - Names and contact information for current board members
CAM information - Community Association Manager details and contact information

How to Request Records

While HB 913 requires many records to be online, you can still make formal written requests for any official record. Here's how:

Written Request Process

Submit in writing - Send a written request to your association (email is acceptable)
Be specific - Clearly identify which records you want to see
Allow reasonable time - Associations have 10 business days to respond
Inspect or copy - You can inspect records in person or request copies (reasonable copying fees may apply)

Online Access

Under HB 913, your association must maintain a website with official records. You should be able to access:

Bank statements and financial records
Approved board meeting minutes (last 12 months)
Meeting recordings (if applicable)
Other records as required by law

Records must be updated within 30 days of any changes, so the information should be relatively current.

Timing Requirements

Your association must provide records within specific timeframes:

Written requests: 10 business days to respond
Financial statements: Within 180 days of fiscal year end
Online records: Updated within 30 days of changes
Division reporting: Updated within 30 days of board or CAM changes

What You Can't Access

While you have broad rights to information, some records are protected:

Attorney-client privileged communications - Legal advice to the board
Personnel records - Employee information (except CAM information)
Medical records - Individual owner medical information
Social security numbers - Personal identifying information
Certain contract negotiations - While contracts are public, negotiations may be protected

Fees and Costs

Your association can charge reasonable fees for:

Copying costs - Typically $0.25 per page for black and white copies
Staff time - If records require significant staff time to compile

However, you cannot be charged for:

Viewing records online (if available)
Inspecting records in person during normal business hours
Basic record requests that don't require significant time

What to Do If Your Rights Are Violated

If your association refuses to provide records or charges unreasonable fees, you have options:

Document everything - Keep copies of your requests and any responses
Follow up in writing - Send a second request if the first is ignored
Contact the Division - File a complaint with the Division of Condominiums
Consult an attorney - For serious violations, legal action may be necessary

Why These Rights Matter

Your right to access association records serves several important purposes:

Accountability - Ensures boards are managing money responsibly
Transparency - Helps you understand how decisions are made
Protection - Allows you to identify problems before they become serious
Participation - Enables you to make informed decisions about your property

Stay Informed

Regularly reviewing your association's records helps you:

Understand your building's financial health
See how your assessments are being used
Identify potential problems early
Hold your board accountable
Make informed decisions about your property

Don't be afraid to exercise your rights. Transparency benefits everyone—owners, boards, and the association as a whole. When information flows freely, problems are caught early, trust is built, and your building is better managed.

Your Rights as a Condo Owner: What Your HOA Must Disclose