Florida required condo boards to post records online. New York's transparency bill passed the Senate and stopped.

Florida Statute §718.111(12)(g) now requires every condominium association with 25 or more units to maintain a password-protected official website where owners can read governing documents, recent meeting minutes, adopted budgets, financial reports, and association contracts. That requirement took effect January 1, 2026. In New York, Condominium Act §339-w has required for decades that boards make their financial records "available for examination" by unit owners: available on written request, in a format the board controls, with no deadline, enforceable only through a court proceeding. New York's 15,108 condo and co-op buildings operate under that older regime today.

What Florida's owner portal requirement covers.

The statute is specific. Under §718.111(12)(g), a Florida condo association must post, within 30 days of creation or adoption:

• The recorded declaration of condominium and all amendments thereto
• Current bylaws and rules of the association
• Meeting notices and agendas, posted before the meeting with the full advance timing the statute requires
• Adopted annual budgets
• All financial reports required under §718.111(13)
• Bids received for work that exceeds the association's bid threshold
• All association contracts, subject to narrow exceptions for attorney-client privilege
• Board meeting minutes within 30 days of adoption
• Annual meeting minutes within 30 days of adoption

The website must be password-protected and accessible only to unit owners and authorized association personnel. The association provides login credentials to each owner. Documents must remain available for as long as the law requires them to be retained. Florida's Department of Business and Professional Regulation (DBPR) can investigate complaints and pursue enforcement against noncompliant associations, without the owner needing to file a lawsuit first.

How the 25-unit threshold arrived in January 2026.

Florida's online portal mandate initially applied only to condominium associations with 150 or more units. That covered the largest buildings in the state but excluded most of the residential condo stock. The 2023 reform legislation (the same package that created the DBPR inspection database discussed in our earlier post on Florida's post-Surfside transparency reforms) lowered the threshold progressively and set January 1, 2026 as the compliance deadline for all associations with 25 or more units. A 28-unit building in Fort Lauderdale with a volunteer board now carries the same portal obligation as a 350-unit tower in Miami Beach. The threshold change closed a gap that had left most Florida condo buildings outside the transparency rules for years.

The 25-unit floor matters for the New York comparison. Of the 10,882 NYC condominium buildings in the PLUTO-derived building universe, the large majority contain more than 25 units. An equivalent New York requirement would cover the buildings where most NYC condo unit owners actually live.

What New York law requires instead.

Real Property Law §339-w says condo boards must keep "books of account" and such other papers as are "necessary for the proper operation of the condominium," and those records "shall be available for examination by all unit owners." For co-op shareholders, Business Corporation Law §624 provides a comparable right to inspect financial records and minutes.

"Available for examination" means available on written request, at a time the board determines is reasonable, in whatever format the board chooses to produce. There is no 30-day rule. No online posting requirement. No mandatory format. No administrative agency that accepts a records-access complaint and investigates. The board sets the timeline, the form of production, and (unless a unit owner files in Supreme Court) the outcome. A non-responding board leaves owners with a single option: a court proceeding. Filing in New York County Supreme Court costs more than $200 in fees alone. Attorney fees in a records-access case can reach several thousand dollars before a judge issues a ruling. As we noted in our post on what owners can legally demand from the board, the right to inspect exists on paper, but the practical barriers to exercising it are substantial.

The entity responsible for maintaining those records in most NYC buildings is the managing agent. That person, firm, or company needs no state license in New York. No professional code governs how records are kept, in what format, or for how long, beyond the general terms of the governing documents. New York's licensure gap (discussed in our regulatory gap inventory) means there is no credential to revoke when a managing agent loses or conceals records.

The Florida-versus-New York record gap, document by document.

S7541: the bill that passed the Senate 58-1 and then stopped.

NY Senate Bill S7541 would have moved New York closer to the Florida model. It would have required condo and co-op boards to disclose engineering reports, reserve fund studies, and inspection records to buyers at contract signing. The bill passed the full Senate 58-1 in June 2025. The Assembly companion bill's sponsor withdrew it before a floor vote. A8337 remains in the Housing Committee. Albany adjourned the 2025-2026 session on June 5, 2026 without acting on it.

S7541 addressed pre-sale disclosure, not the ongoing owner portal that Florida now requires. Even if S7541 had passed both chambers, New York would still lack a mechanism requiring boards to keep records accessible year-round to current owners. The Florida model is not triggered by a sale. It runs continuously, for every owner, covering every budget cycle and every board meeting, with 30-day posting deadlines that apply whether or not anyone asked. Florida's reform also requires proactive board action; New York's pending reform would have placed the burden on the buyer to request. The two statutes are addressing different phases of the same information gap.

Bottom line.

Florida set a deadline of January 1, 2026 for condo associations with 25 or more units to launch password-protected owner portals covering governing documents, budgets, minutes, and contracts. Eight months in, Florida condo owners can read last month's board meeting minutes from a phone or laptop. New York's S7541 passed one chamber with one dissenting vote. The other chamber's bill sponsor withdrew before a vote could occur. Albany adjourned without acting. The 14,062 buildings in New York's condo and co-op universe still operate under a regime where the board decides when to respond, in what format, and whether a non-responding board has left owners any option other than a lawsuit. The person responsible for maintaining those records is the managing agent, who needs no state license in New York. That combination (reactive disclosure, unlicensed administration, court as the only enforcement path) is not an oversight in the statute. Use this post's legal framework to understand your current options until the legislature acts.

Primary sources: Florida Statute §718.111 · NY RPL §339-w · NY BCL §624 · NY S7541

Companion resources: Florida fixed condo transparency after Surfside. New York hasn't. · NY's condo transparency bill: 58-1 Senate, Assembly sponsor withdrew it · What NYC condo and co-op owners can legally demand from the board · Issue: managing agent licensure gap