Florida law has long required condominium associations to notify owners of special assessment meetings. However, in this tech-driven age, paper mailings alone no longer protect owners’ rights. Condo owners and residents demand greater transparency and documentation.
The updated Florida Condominium Act now mandates digital notice and record-keeping for most associations, not just physical mail. If you serve on a condo board or own a unit in a Naples condominium with more than 25 units, here is what this change means and why it matters.
What is a special assessment, and why does a notice matter?
A special assessment is a charge that a condo association levies on unit owners in addition to regular monthly fees. Boards call for one to cover unexpected repairs, fund capital improvements or address a budget shortfall. In many cases, charges can reach tens of thousands of dollars per unit.
Florida law requires boards to formally notify owners before any vote. When a board skips or shortchanges that process, it can be grounds for an owner to challenge the assessment in court.
What boards are now required to do
Previously, digital notice requirements only applied to associations with 150 or more units. Starting January 1, 2026, that obligation extends to any association with 25 or more units, with the exception of timeshare properties. Covered associations must maintain a secure official website or app portal where owners can access required documents.
For non-emergency special assessment meetings, boards must:
- Post the notice and meeting agenda on the portal at least 14 days before the meeting. Mailing the notice without posting a digital notice is a statutory violation.
- State the specific purpose and estimated cost in the notice. Vague descriptions such as “building repairs” may not meet the legal standard.
- Upload a signed affidavit of notice to the portal within 30 days of its creation.
Without a timestamped digital record, the board cannot readily prove it met its legal obligations.
Know where your association stands
Whether you serve on a board or own a unit in a covered building, understanding how these 2026 requirements apply to your association is a worthwhile step. When reviewing your current notice procedures, consult with an experienced legal professional. They can answer any questions specific to your situation.
