To get your Florida condo association's records, send a written request and count 10 working days. That is the whole trigger. Under Florida Statute 718.111(12), the association must make its official records available within 10 working days of receiving your written request, at a location within 45 miles of the property or in the county. If it does not, the law presumes it willfully refused, and you can collect $50 per calendar day.

Put it in writing

You do not have to explain why you want the records. You just have to ask in writing. To make the request airtight:

  • Use certified mail or email so you have proof of the delivery date. The 10 working days run from receipt.
  • Be specific. List what you want: minutes for a date range, the annual budget, contracts, insurance, the owner roster, or the accounting records. Since HB 1021 (effective July 1, 2024), "all invoices, transaction receipts, or deposit slips" and "a copy of all building permits" are official records, so you can name those directly.
  • Offer to inspect or to receive copies. The association can charge the actual cost of copies but cannot invent a fee to look.

Use the (/documents/records-inspection-request) template so nothing is missing.

What you can and cannot get

You can see nearly everything: the declaration, bylaws, rules, minutes, budgets, financials, contracts, insurance, the owner roster, invoices, receipts, deposit slips, and building permits. A short list is protected under 718.111(12)(c): attorney-client privileged litigation materials, personnel records, medical records, and certain personal identifying information (like Social Security numbers). Everything else is yours to inspect.

The clock and the penalty

The deadline is 10 working days (business days), not calendar days, after the association receives your request. If it passes with no meaningful access, 718.111(12)(c) creates a rebuttable presumption that the association willfully failed to comply. That unlocks minimum damages of $50 per calendar day for up to 10 days, starting on the 11th working day, so up to $500, plus reasonable attorney fees if you have to enforce it.

How to tell they broke the rule

  • 10 working days passed and you still have no access.
  • The board demanded a reason. You do not owe one.
  • The board refused invoices, receipts, deposit slips, contracts, or permits, all now clearly official records.
  • The fee to inspect was more than the actual cost of copies.

Step by step

  1. Send the written request by certified mail or email (/documents/records-inspection-request).
  2. Count 10 working days from the delivery date.
  3. Inspect and copy what you need; note anything missing.
  4. Send a deadline notice if they stall, citing the rebuttable presumption and the $50 per day damages under 718.111(12)(c).
  5. File a DBPR complaint on form 33-032 (/documents/dbpr-complaint-guide). Records access is within DBPR's post-turnover jurisdiction, and the Division must contact the association within 30 days.
  6. Escalate to DBPR nonbinding arbitration or court under 718.1255 if it is still unresolved. Small claims covers money disputes up to $8,000.

What you can do next

Send the written request today (/documents/records-inspection-request), track the 10 working days, and if the board stalls, file DBPR form 33-032 (/documents/dbpr-complaint-guide) citing the $50 per day penalty. Keep proof of every date.