Estoppel certificates
Before closing, the association issues an estoppel certificate showing dues, special assessments and any amounts owed. We order it as soon as the file opens because it often sets the closing timeline. Florida law limits how much associations can charge for it.
Association approval
Many South Florida condos and HOAs must approve the buyer, and some have a right of first refusal. Start the application right away.
Milestone inspections and reserves
Since 2022, Florida requires milestone structural inspections for older condo buildings three stories or taller, and structural integrity reserve studies. Buyers should ask for the inspection reports, reserve study and any planned special assessments before the inspection period ends.
Special assessments
Who pays an assessment that's already been levied, or one that's being discussed, depends on the contract. We read the estoppel and the contract together so there are no surprises on the settlement statement.
Related: Aventura · Miami · closing cost calculator
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