Florida guide
Official records in Florida: what owners may inspect, what they may not, and the clock
Florida gives owners a broad inspection right, a short clock and a short list of exceptions. The exceptions are where boards get into trouble, in both directions.
What counts as an official record
Under s.718.111(12) and s.720.303:
The governing documents, the minutes, the financial records and the roster.
Contracts, bids and the bids-received list.
Insurance policies, inspection reports and the reserve study where one exists.
Board Butler classifies each document as it is created, so the list is a filter rather than a search.
What owners may not inspect
Under s.718.111(12) and s.720.303, the inspection right does not reach:
Records protected by attorney-client privilege, and information about an active legal matter.
Personnel records, and personal identifying information the statute protects.
Medical records, and information about other owners that the statute keeps out of the inspection right.
Each exclusion is recorded with its reason code, so a later challenge is answered from the record.
The website posting duty
Under the Chapter 718 and 720 website posting provisions:
Associations over the size threshold must post a defined set of documents on a website accessible to owners.
Board Butler publishes to the corporation's public site from the classification, so a document reclassified after posting drops off without anyone revisiting the posting.
The posting completeness tile shows which mandated categories are covered and which are not.
Authority
What the statute says
Each sentence carries the section it comes from.
The condominium official records list and the inspection right sit in Chapter 718, and the homeowners association equivalent in Chapter 720, each with its own excluded categories and response deadlines. s.718.111(12) and s.720.303
A wilful failure to provide access to official records carries a statutory penalty exposure, which the butler shows beside the response before it is sent. s.718.111(12) and s.720.303
Every posting Board Butler makes is driven by the document classification at the moment of the request, not by the classification it had when it was first posted. Florida rules pack, disclosure module
This page explains the rules in plain language and is not legal advice.
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Florida gives owners a broad inspection right, a short clock and a short list of exceptions. The exceptions are where boards get into trouble, in both directions.