new rules/requirements for HOAs

Per FL statutes (scroll down to see (4) Official Records(14)(b))

(b)1. By January 1, 2025, an association that has 100 or more parcels shall post the following documents on its website or make available such documents through an application that can be downloaded on a mobile device:
a. The articles of incorporation of the association and each amendment thereto.
b. The recorded bylaws of the association and each amendment thereto.
c. The declaration of covenants and a copy of each amendment thereto.
d. The current rules of the association.
e. A list of all current executory contracts or documents to which the association is a party or under which the association or the parcel owners have an obligation or responsibility and, after bidding for the related materials, equipment, or services has closed, a list of bids received by the association within the past year.
f. The annual budget required by subsection (6) and any proposed budget to be considered at the annual meeting.
g. The financial report required by subsection (7) and any monthly income or expense statement to be considered at a meeting.
h. The association’s current insurance policies.
i. The certification of each director as required by s. 720.3033(1)(a).
j. All contracts or transactions between the association and any director, officer, corporation, firm, or association that is not an affiliated homeowners’ association or any other entity in which a director of an association is also a director or an officer and has a financial interest.
k. Any contract or document regarding a conflict of interest or possible conflict of interest as provided in ss. 468.436(2)(b)6. and 720.3033(2).

There are several webinars on the topic. Do an internet search for "Florida HOA laws effective Jan 1, 2025"

Here's a pretty in-depth article from our HOA attorney. https://www.varnumlaw.com/wp-content/uploads/2024/06/New-Florida-HOA-Legislation-Summary.pdf

The list of contracts is required by the new statute, but the actual contracts are not required to be on the site and they have always been part of the official records. An official records retention policy is also required on the site, which has let many associations, like ours, to add an official records request policy that we never had before. You can always request the information via the official records request and they have to let you view it, but may charge you for copies.

The latest changes to the statute in the name of "transparency" caused a lot of headaches and took a lot of effort by HOAs to comply. Clearly your property manager didn't have a problem giving you a copy of documents by email before - but the new statute has forced HOAs to put a lot of formality in place that wasn't there before. Blame the legislature.