Our WEB site



Our Community WEB site

These pages contain two parts. The first part describes the new Florida law pertaining to website requirements for Florida condominiums and the second part is our observation & comments of the new AM2 web that is available to owners.

The law:
On June 26, 2017 Governor Rick Scott approved HB 1237*, amending Florida Statutes 718, and requiring that a condominium association with 150 or more units to have a website and post on it digital copies of official records.
On March 23, 2018, Governor Rick Scott approved SB 841 making additional changes to the website requirements added to FL Statutes 718 in 2017, to include an extension of the deadline from July 1, 2018 to January 1, 2019.
WEBSITES FOR OFFICIAL RECORDS
718.111(12)(g), Florida Statutes
(CODING: Words stricken are deletions; words underlined are additions; Emphasis added for convenience.)
  1. By January July 1, 2019 2018, an association managing a condominium1 with 150 or more units which does not contain manage timeshare units shall post digital copies of the documents specified in subparagraph 2. on its website.
    1. The association’s website must be:
      1. An independent website or web portal wholly owned and operated by the association; or
      2. A website or web portal operated by a third-party provider with whom the association owns, leases, rents, or otherwise obtains the right to operate a web page, subpage, web portal, or collection of subpages or web portals dedicated to the association’s activities and on which required notices, records, and documents may be posted by the association.
    2. The association’s website must be accessible through the Internet and must contain a subpage, web portal, or other protected electronic location that is inaccessible to the general public and accessible only to unit owners and employees of the association.
    3. Upon a unit owner’s written request, the association must provide the unit owner with a username and password and access to the protected sections of the association’s website that contain any notices, records, or documents that must be electronically provided.

  1. A current copy of the following documents must be posted in digital format on the association’s website:
    1. The recorded declaration of condominium of each condominium operated by the association and each amendment to each declaration.
    2. The recorded bylaws of the association and each amendment to the bylaws.
    3. The articles of incorporation of the association, or other documents creating the association, and each amendment thereto. The copy posted pursuant to this sub-subparagraph must be a copy of the articles of incorporation filed with the Department of State.
    4. The rules of the association.
    5. A list of all executory contracts or documents Any management agreement, lease, or other contract to which the association is a party or under which the association or the unit 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. Summaries of bids for materials, equipment, or services which exceed $500 must be maintained on the website for 1 year. In lieu of summaries, complete copies of the bids may be posted.
    6. The annual budget required by s. 718.112(2)(f) and any proposed budget to be considered at the annual meeting.
    7. The financial report required by subsection (13) and any monthly income or expense statement proposed financial report to be considered at a meeting.
    8. The certification of each director required by s. 718.112(2)(d)4.b.
    9. All contracts or transactions between the association and any director, officer, corporation, firm, or association that is not an affiliated condominium association or any other entity in which an association director is also a director or officer and financially interested.
    10. Any contract or document regarding a conflict of interest or possible conflict of interest as provided in ss. 468.436(2)(b)6. and 718.3027(3) ss. 468.436(2) and 718.3026(3).
    11. The notice of any unit owner meeting and the agenda for the meeting, as required by s. 718.112(2)(d)3., no later than 14 days before the meeting. The notice must be posted in plain view on the front page of the website, or on a separate subpage of the website labeled “Notices” which is conspicuously visible and linked from the front page. The association must also post on its website any document to be considered and voted on by the owners during the meeting or any document listed on the agenda at least 7 days before the meeting at which the document or the information within the document will be considered.
    12. Notice of any board meeting, the agenda, and any other document required for the meeting as required by s. 718.112(2)(c), which must be posted no later than the date required for notice pursuant to s. 718.112(2)(c).


Review of the AMII website:
As of January, 1 2019 any unit owner can request access to the association web site.
The first page contains an inaccurate introduction of our community, stating that we have 24/7 valet service. Actually, we have valet service only until midnight. It also says that we have a BRISTO room, probably meaning a BISTRO room.
To access the WEB site there is a “sign in” requirement, most of the other statutes mandatory requirements are missing. Following is a short list of shortcomings:
·         On the left side of the home page there is a menu with a heading: Forms and Documents. When selecting ”DOCUMENTS” a list of PDFs in a random order appears. To find a specific month financial document, you have to browse thru the entire documents list.  Other documents, as required by law, are missing from the list.
·          Only 2 board certificates are included, the board’s treasurer certificate isn’t posted
·         No contracts nor bids are included
·         None of the rules & regulations are published
·         Notice of owners meeting that must be in plain view on the front page ( missing)
·         Other services that owners requested but not included (not a legal requirement, but nice to have):
o   Advertising items to sell
o   Advertising services like: plumbing, electrician etc.

In conclusion:
AMII WEB site is extremely deficient from what is required by the new law. The most important and informative information is missing. There is no transparency and owners are left in the dark, this web site doesn’t meet the new Florida state law.  


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