Florida rewrote the rules for condo associations: owners' portals, 30-day posting clocks, milestone inspections, structural reserve studies, county registration. Boards carry personal exposure on every one of them. This platform runs them all as software, with a human approving what goes out.
Owners website & portal
718.111(12)
Minutes posted in 30 days
HB 913
Milestone inspection
553.899
SIRS + DBPR filing
718.112
Reserve funding
SB 4-D
County registration
Ch. 17D
$500/day
Fine exposure per violation
12
Record categories the portal must post
30 days
Posting clock on every set of minutes
Dec 31, 2026
SIRS outer statutory deadline
Compliance, on rails
Every statutory record category, pre-built. Forward an email or drop a PDF: the system classifies it, files it in the right slot, sets owner visibility, and flags anything that needs redaction review. Nothing auto-publishes without a human approval.
HB 913 put a permanent clock on minutes and meeting video. Each qualifying record starts its own countdown, escalates to the board at day 14, 21, and 27, and closes itself the moment the posting goes live.
Milestone inspections, SIRS, DBPR filings, owner distributions, reserve rules, county registration: computed from your building's age, height, coastline distance, and unit count. Deterministic rules, not AI guesses, reviewed by Florida association counsel.
A clean password-protected owners' site that satisfies 718.111(12) out of the box: records browse and search, notices, and meeting archives. Simple enough for a retired treasurer to run from a phone.
An append-only audit trail where every action hashes the one before it. When an owner, an attorney, or a DBPR investigator asks what happened and when, the board shows a verified chain instead of a shoebox.
A monthly compliance packet the board can read in five minutes: what posted, what is due, what needs a vote. Drafted automatically, approved by a human, archived in the vault it describes.
Milestone inspection
Dec 31, 2026
SIRS + DBPR filing
+45d after SIRS
Owner distribution
+45d after report
Reserve funding
Jan 1, 2026
County registration
Feb 1, 2027
Append-only. Every row hashes the one before it: history cannot be edited quietly.
Forward mail to your association's intake address or drag files in. Classification, filing, and extraction happen in seconds, with anything uncertain routed to a review queue instead of a wrong folder.
Posting clocks, inspection windows, filing chains, and registration dates run themselves. The board hears about a deadline while there is still time to act on it, never after.
Every obligation closes with a timestamped, hash-chained record. The dashboard stays green, and proving it stays green takes one link.
The full system, set up for you in under two weeks. The board's total time commitment is one 30-minute call.
Every association in your book on one console, your brand on the portal, portfolio pricing, and the posting clocks stop being your managers' unpaid job.
Field notes and photos in, a draft report in your own template out. You keep the judgment, you lose the typing.
No. The platform organizes records, runs statutory clocks, and produces informational summaries of public requirements. Templates are reviewed by Florida association counsel, and your attorney stays your attorney.
Under two weeks from the kickoff call, including document migration. We do the setup: the board approves, it does not build.
Founding-cohort pricing for the first ten South Florida associations, a flat monthly rate that works out to roughly the price of one hour of association attorney time. Portfolio rates for management companies.
The statute requires more than a website: a password-protected owners' area, twelve categories of current records, and minutes posted within 30 days of every meeting, forever. If your site does all of that on its own, you are covered. The free check tells you in two minutes.
Compliant in fourteen days.
The board's total time commitment is one 30-minute call. We migrate the documents, stand up the portal, and hand you a green dashboard.
Or start with the free two-minute compliance checkCustom builds, owner portals, and inspection-firm tooling for associations that need more than the platform.