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HB 255 2026
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
A bill to be entitled 1
An act relating to condominium associations; amending 2
s. 718.111, F.S.; providing that a condominium 3
association's turnover certificate and annual report 4
must be maintained as part of the association's 5
official records; amending s. 718.124, F.S.; providing 6
applicability and construction; amending s. 718.301, 7
F.S.; requiring the board of administration of a 8
condominium association to file with the Division of 9
Condominiums, Timeshares, and Mobile Homes a turnover 10
certificate within a specified timeframe; requiring a 11
turnover certificate to include certain information; 12
requiring the division to maintain a publicly 13
accessible online database of turnover certificates, 14
which must include specified information; amending s. 15
718.501, F.S.; requiring the division to create and 16
maintain a searchable electronic database of turnover 17
certificates; requiring the division to adopt rules; 18
providing an effective date. 19
20
Be It Enacted by the Legislature of the State of Florida: 21
22
Section 1. Paragraph (a) of subsection (12) of section 23
718.111, Florida Statutes, is amended to read: 24
718.111 The association.— 25
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
(12) OFFICIAL RECORDS.— 26
(a) From the inception of the association, the association 27
shall maintain each of the following items, if applicable, which 28
constitutes the official records of the association: 29
1. A copy of the plans, permits, warranties, and other 30
items provided by the developer under s. 718.301(4). 31
2. A copy of the recorded declaration of condominium of 32
each condominium operated by the association and each amendment 33
to each declaration. 34
3. A copy of the recorded bylaws of the association and 35
each amendment to the bylaws. 36
4. A certified copy of the articles of incorporation of 37
the association, or other documents creating the association, 38
and each amendment thereto. 39
5. A copy of the current rules of the association. 40
6. A book or books or electronic records that contain the 41
minutes of all meetings of the association, the board of 42
administration, any committee, and the unit owners, and a 43
recording of all such meetings that are conducted by video 44
conference. If there are approved minutes for a meeting held by 45
video conference, recordings of meetings that are conducted by 46
video conference must be maintained for at least 1 year after 47
the date the video recording is posted as required under 48
paragraph (g). 49
7. A current roster of all unit owners and their mailing 50
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
addresses, unit identifications, voting certifications, and, if 51
known, telephone numbers. The association shall also maintain 52
the e-mail addresses and facsimile numbers of unit owners 53
consenting to receive notice by electronic transmission. In 54
accordance with sub-subparagraph (c)5.e., the e-mail addresses 55
and facsimile numbers are only accessible to unit owners if 56
consent to receive notice by electronic transmission is 57
provided, or if the unit owner has expressly indicated that such 58
personal information can be shared with other unit owners and 59
the unit owner has not provided the association with a request 60
to opt out of such dissemination with other unit owners. An 61
association must ensure that the e-mail addresses and facsimile 62
numbers are only used for the business operation of the 63
association and may not be sold or shared with outside third 64
parties. If such personal information is included in documents 65
that are released to third parties, other than unit owners, the 66
association must redact such personal information before the 67
document is disseminated. However, the association is not liable 68
for an inadvertent disclosure of the e-mail address or facsimile 69
number for receiving electronic transmission of notices unless 70
such disclosure was made with a knowing or intentional disregard 71
of the protected nature of such information. 72
8. All current insurance policies of the association and 73
condominiums operated by the association. 74
9. A current copy of any management agreement, lease, or 75
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
other contract to which the association is a party or under 76
which the association or the unit owners have an obligation or 77
responsibility. 78
10. Bills of sale or transfer for all property owned by 79
the association. 80
11. Accounting records for the association and separate 81
accounting records for each condominium that the association 82
operates. Any person who knowingly or intentionally defaces or 83
destroys such records, or who knowingly or intentionally fails 84
to create or maintain such records, with the intent of causing 85
harm to the association or one or more of its members, is 86
personally subject to a civil penalty pursuant to s. 87
718.501(1)(e). The accounting records must include, but are not 88
limited to: 89
a. Accurate, itemized, and detailed records of all 90
receipts and expenditures, including all bank statements and 91
ledgers. 92
b. All invoices, transaction receipts, or deposit slips 93
that substantiate any receipt or expenditure of funds by the 94
association. 95
c. A current account and a monthly, bimonthly, or 96
quarterly statement of the account for each unit designating the 97
name of the unit owner, the due date and amount of each 98
assessment, the amount paid on the account, and the balance due. 99
d. All audits, reviews, accounting statements, structural 100
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
integrity reserve studies, and financial reports of the 101
association or condominium. Structural integrity reserve studies 102
must be maintained for at least 15 years after the study is 103
completed. 104
e. All contracts for work to be performed. Bids for work 105
to be performed are also considered official records and must be 106
maintained by the association for at least 1 year after receipt 107
of the bid. 108
12. Ballots, sign-in sheets, voting proxies, and all other 109
papers and electronic records relating to voting by unit owners, 110
which must be maintained for 1 year from the date of the 111
election, vote, or meeting to which the document relates, 112
notwithstanding paragraph (b). 113
13. All rental records if the association is acting as 114
agent for the rental of condominium units. 115
14. A copy of the current question and answer sheet as 116
described in s. 718.504. 117
15. A copy of the inspection reports described in ss. 118
553.899 and 718.301(4)(p) and any other inspection report 119
relating to a structural or life safety inspection of 120
condominium property. Such record must be maintained by the 121
association for 15 years after receipt of the report. 122
16. Bids for materials, equipment, or services. 123
17. All affirmative acknowledgments made pursuant to s. 124
718.121(4)(c). 125
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
18. A copy of all building permits. 126
19. A copy of all satisfactorily completed board member 127
educational certificates. 128
20. A copy of all affidavits required by this chapter. 129
21. A copy of the association's turnover certificate. 130
22. A copy of the association's annual report required 131
under s. 617.1622. 132
23.21. All other written records of the association not 133
specifically included in the foregoing which are related to the 134
operation of the association. 135
Section 2. Section 718.124, Florida Statutes, is amended 136
to read: 137
718.124 Limitation on actions by association.— 138
(1) The statute of limitations and statute of repose for 139
any actions in law or equity which a condominium association or 140
a cooperative association may have do shall not begin to run 141
until the unit owners have elected a majority of the members of 142
the board of administration. 143
(2) The tolling of any applicable statute of limitations 144
and statute of repose under subsection (1) does not apply to 145
actions that are subject to s. 95.11(3)(b). Actions that are 146
subject to s. 95.11(3)(b) must be commenced within the time 147
periods prescribed in s. 95.11(3)(b) and subsection (1) may not 148
be construed to extend, suspend, or otherwise toll such 149
limitation periods. 150
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
Section 3. Subsection (2) of section 718.301, Florida 151
Statutes, is amended to read: 152
718.301 Transfer of association control; claims of defect 153
by association.— 154
(2)(a) Within 75 days after the unit owners other than the 155
developer are entitled to elect a member or members of the board 156
of administration of an association, the association shall call, 157
and give not less than 60 days' notice of an election for the 158
members of the board of administration. The election shall 159
proceed as provided in s. 718.112(2)(d). The notice may be given 160
by any unit owner if the association fails to do so. Upon 161
election of the first unit owner other than the developer to the 162
board of administration, the developer shall forward to the 163
division the name and mailing address of the unit owner board 164
member. 165
(b) Within 30 days after the election in which the unit 166
owners other than the developer elect a majority of the members 167
of the board of administration of an association, the board 168
shall file with the division a turnover certificate. The 169
turnover certificate must include the date of the election and 170
the names and mailing addresses of each elected unit owner board 171
member. The division shall maintain a publicly accessible online 172
database of turnover certificates which must include the name 173
and mailing address of the condominium, the date on which 174
turnover occurred, and a digital copy of the turnover 175
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
certificate. 176
Section 4. Subsection (4) is added to section 718.501, 177
Florida Statutes, to read: 178
718.501 Authority, responsibility, and duties of Division 179
of Florida Condominiums, Timeshares, and Mobile Homes.— 180
(4) The division shall create and maintain a searchable 181
electronic database of each turnover certificate filed pursuant 182
to s. 718.301(2)(b). The database must include the name and 183
mailing address of each condominium association, the date on 184
which turnover occurred, and a digital copy of the turnover 185
certificate. The division shall adopt rules prescribing the form 186
and content of the turnover certificate and the procedures for 187
electronically filing a turnover certificate. 188
Section 5. This act shall take effect July 1, 2026. 189