Florida
Florida condo official records requirements
How long a Florida association has to make official records available after a written request, and what is excluded from inspection.
Duty record
What this duty is
A member's written request to inspect the official records starts a short period counted in business days, not calendar days, which is one of the few places Florida counts that way.
Not everything is an official record open to inspection. Personnel files, certain legal advice, and owner information the statute protects are excluded, and getting the exclusions wrong in either direction is a problem.
The failure to respond is where the money is. Florida provides for damages and for a presumption against the association, and neither is a good place for a board to be arguing from.
Authority
Who is responsible, and when it is due
The rules pack puts this on the Secretary.
Due 10 business days after the date of the triggering event. The period comes from the pack parameter fl.records.response_business_days, so a change in the regulation changes one value rather than the rule.
This duty counts from something only your corporation holds, so it has no worked example from a fiscal year end alone. Inside Board Butler it is dated from your own records.
The duty in this article is Florida Statutes s.718.111(12) (condominium) and s.720.303(5) (HOA)
Evidence
What has to exist afterwards
A duty is met when there is something to show for it. The rules pack requires a document on file, and proof that the notice actually reached owners.
Consequence
What happens if you miss it
Failure to provide access within 10 working days creates a rebuttable presumption of wilful failure; the owner is entitled to minimum damages of $50 per calendar day for up to 10 days, plus attorney fees. Wilful destruction or concealment of records to avoid inspection carries criminal exposure.
Penalty: US$50.00 per day.
Product record
How Board Butler handles it
Board Butler instantiates this obligation for your corporation from the same pack entry this article was built from, dates it from your own fiscal year end and your own records, puts it on the compliance calendar with the role responsible, and attaches the evidence as you produce it rather than asking you to file it afterwards.
Computed from rules pack US-FL version 2026.3.
This page explains the rules in plain language and is not legal advice.
Get the whole year, not one duty
The statutory calendar tool computes your year from your fiscal year end, with the role responsible and the consequence beside each date.