Selling a Florida Condo or HOA Home: Estoppel Certificates and Reserves

Last updated November 14, 2026. Citations come from the Florida statutes and official agency pages linked in Sources. Where we could not confirm something on an official page, we say so.

A Florida condominium association must issue an estoppel certificate within 10 business days of a request, and the fee may not exceed $250 if nothing is owed. A buyer is jointly liable with the previous owner for unpaid assessments that came due before transfer.

Condo estoppel and assessments

• A condominium association must issue an estoppel certificate within 10 business days after receiving a written or electronic request from a unit owner, designee, mortgagee or mortgagee's designee, and must designate on its website a person or entity with a street or e-mail address for requests. (Fla. Stat. Sec. 718.116(8))
• A condominium estoppel certificate fee may not exceed $250 if no delinquent amounts are owed; an additional $100 may be charged if delivered on an expedited basis within 3 business days; if delinquent amounts are owed, an additional fee may not exceed $150. Fees adjust every 5 years for CPI. (Fla. Stat. Sec. 718.116(8)(f), (i))
• A condominium estoppel certificate delivered by hand or electronically is effective for 30 days; sent by regular mail, 35 days. An association waives the right to collect amounts above those stated from a person who in good faith relies on it. (Fla. Stat. Sec. 718.116(8)(b)-(c))
• If the association fails to deliver within 10 business days, no fee may be charged for the certificate; a summary proceeding under s. 51.011 may compel compliance with prevailing-party attorney fees. (Fla. Stat. Sec. 718.116(8)(d)-(e))
• A unit owner is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title. (Fla. Stat. Sec. 718.116(1)(a))

HOA estoppel

• HOA estoppel: within 10 business days after request from a parcel owner or mortgagee, the association issues the certificate; fee not over $250 (no delinquency), plus $100 expedited (3 business days), plus up to $150 if delinquent; effective 30 days (hand/electronic) or 35 days (mail). (Fla. Stat. Sec. 720.30851(1)-(6))
• An HOA that fails to deliver the estoppel certificate within 10 business days may not charge a fee; an HOA waives collection of amounts above the certificate from a good-faith relying person. (Fla. Stat. Sec. 720.30851(3)-(4))
• The estoppel certificate must state whether a capital contribution, resale or transfer fee is due, whether any open rule violation is noticed, whether board approval is required for transfer, and whether a right of first refusal exists. (Fla. Stat. Sec. 720.30851(1))

Reserves and inspections

• A residential condominium association must have a structural integrity reserve study completed at least every 10 years after the condominium's creation for each building three habitable stories or higher; it covers roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items with deferred maintenance or replacement cost over $25,000 (or inflation-adjusted amount). (Fla. Stat. Sec. 718.112(2)(g))
• For a budget adopted on or after December 31, 2024, a unit-owner-controlled association required to obtain a SIRS may not provide no reserves or fewer reserves than required for the listed items (multicondominium exception with division-approved alternative funding). (Fla. Stat. Sec. 718.112(2)(g))
• Milestone inspections apply to buildings three habitable stories or more, are repeated every 10 years, require the association to distribute the inspector's summary to each unit owner within 45 days after receiving the report, and within 180 days after a phase one report the phase two inspector submits a progress report with a timeline. (Fla. Stat. Sec. 553.899)

What we could not confirm

• The building-age thresholds for milestone inspections.
• HOA right of first refusal and approval processes not opened beyond estoppel form.
• Statutory disclosure to buyers of SIRS and milestone reports (s. 718.503) not opened.

How to sell a house in Florida when this applies to you

1. Find out what the title company needs. For an inherited or transferred house, that usually means the recorded document that shows who owns it today.
2. Get a payoff for any mortgage and the amount of any unpaid property tax. Both are paid from the sale proceeds at closing.
3. Compare offers on what you net after repairs, commissions and closing costs, not on the headline price.
4. If you want a fast, simple closing, ask for a written cash offer. We buy houses as-is, with no repairs and no agent commission. See how we buy houses in Florida.

Selling a Florida Condo or HOA Home FAQ

How long does the association have to issue an estoppel?

10 business days after a written or electronic request (Sec. 718.116(8)).

What can the estoppel fee be?

No more than $250 if no delinquent amounts are owed, with extra charges for expedited delivery, as the statute states.

Who owes unpaid assessments after a sale?

A unit owner is jointly and severally liable with the previous owner for assessments due up to the transfer of title (Sec. 718.116).

Can I sell my Florida house as-is?

Yes. A cash buyer purchases as-is, and the title company pays any mortgage and unpaid property tax from the proceeds at closing.

Sources

• Fla. Stat. Sec. 718.116(8)
• Fla. Stat. Sec. 720.30851(1)-(6)
• Fla. Stat. Sec. 718.112(2)(g)
• Fla. Stat. Sec. 553.899

This guide is general information, not legal or tax advice. Laws, forms and fees change, so confirm details with the official office or a Florida Florida attorney or tax professional.