Know what the documents saybefore anyone signs — or votes.
Buying a Florida condo — or coordinating the deal? Get an independent second read of the association's documents: a Chapter 718 risk verdict across up to 11 statutory domains — and the report states exactly which of them your documents let us evaluate and which they did not, Every finding names the statute it turns on; every finding we read out of your documents also names the document and page it came from, and a finding about something the packet does not contain says that instead of citing a page. The free automated detector returns its read in minutes. The $199 commissioned analysis is written and signed by a person — it is not instant; you agree a delivery date in writing before anything is billed.
Two products, two audiences. Buying a unit: the free document check, or the $199 commissioned analysis a named person signs. Sitting on a board: the Board Reserve Review — $2,000 flat per building, 10 business days, addressed to the association and licensed to be circulated to every owner and to your attorney. The buyer report is not for boards: its reliance is limited to one named individual and it may not be circulated.
Milestone inspection · SIRS reserves · Insurance · Estoppel · up to 11 F.S. 718 domains, coverage stated per report
Buying a Florida condo?
Know what the documents actually say — before you sign.
A commissioned independent analysis of the records the association gave you — read page by page and signed by a named person, with the scope agreed in writing before anything is billed. $199, one building.
Start a scope request →This starts a scope conversation, not a checkout. There is no card form: we agree the scope and a delivery date in writing, then invoice by email. Cancel at no cost before analysis begins.
On a condo or HOA board?
Board Reserve Review — $2,000, in 10 business days, and you may circulate it.
Your reserve schedule and your reserve line re-run independently and written for the meeting packet: every component rebuilt, funded ratio and annual need recomputed with the arithmetic shown, catch-up priced per unit per month, and every figure we could not compute named with the document that would fix it. Flat price per building. Addressed to the association, so the board, your owners, your manager, your auditor and your association attorney may read and circulate it in full. It is not a SIRS and does not replace your reserve provider.
You are given the calendar delivery date on screen the moment you order, and it is printed on your engagement page and on your invoice — a permanent link you can put in front of the board, so the date goes on an agenda before anything is paid. No card on this site; invoiced to the association after the board approves the scope. Miss the date and it is cancelled and refunded in full.
The Florida Condo Document Checklist
The 10 documents to request before your buyer commits — estoppel, SIRS, milestone inspection, reserves, minutes and more. Read it free →
Florida Condo & HOA Board Toolkit
The working spreadsheet pack: SIRS reserve tracker, budget model, special-assessment calculator and compliance checklist. Instant Gumroad download. Get the toolkit →
Not sure it is worth $24? See a full reserve calculation worked out on an example building — every number checkable by hand, free.
On a condo or HOA board? Start with the SIRS & reserve-funding guide — what the study must cover and how the funding plan is built.Read the guide →Florida Condo Transaction Tools
Pre-commitment diagnostics for Florida condo transactions. Upload documents, get structured risk clarity.
Deal-Killer Detector
Upload condo documents. Get a four-pillar risk read (structural, reserves, insurance, governance) with a verdict, cross-document validation, and PDF report.
Ch. 718 · SB 4-D · SIRS · Estoppel
View sample output →Inspection Repair Generator
Upload inspection PDFs. Get categorized defects with severity, page refs, cost estimates, and a ready-to-send repair request.
9 categories · 4 severity levels · Formatted repair request PDF
Fair Housing Shield
Paste a listing. Instantly scan for Fair Housing Act violations with severity ratings and one-click compliant rewrites.
Federal FHA · All protected classes · Free
How it works
Upload HOA documents
Budgets, estoppels, milestone reports, insurance declarations, board minutes — any combination.
AI extracts 74+ variables
Up to 11 statutory compliance domains analysed in parallel. Every variable traced to its source; domains your documents cannot support are reported as not checked.
Get auditable risk report
Verdict, findings with document citations, data gaps flagged, PDF download and email delivery.
Built on Florida Statute Chapter 718 · F.S. 553.899 · SB 4-D · SB 154 · SIRS Compliance · Milestone Inspection Framework
What it catches
Four risk pillars, up to eleven statutory domains — each finding traced to the statute, each finding taken from your documents cited to the document and page it was read from, findings about missing documents labelled as absences rather than dressed up with a citation, and every domain the packet could not support labelled as not checked.
Milestone Inspection Failures
Phase 1/Phase 2 status, dangerous conditions, missed deadlines under F.S. 553.899
F.S. 553.899
Reserve Funding Violations
SIRS compliance, underfunded reserves, waiver votes after Jan 2025 deadline
F.S. 718.112(2)(f)
Insurance Lapse Risk
Policy expiration before closing, missing coverages, Citizens exposure
F.S. 718.111(11)
Special Assessment Surprises
Pending or voted assessments, per-unit cost impact, funding gaps
F.S. 718.116
Estoppel Red Flags
Delinquencies, litigation flags, missing certificates, currency checks
F.S. 718.116(8)
Developer Turnover Issues
Active developer control, turnover-in-progress, disclosure compliance
F.S. 718.301
Separate free tools for brokerages, not part of the condo document analysis: Speed-to-Lead Audit · Database Reactivation Audit
CondoRiskFL is the trading name of Sam Arora, sole proprietor — one operator, no separate company or LLP, and the same counterparty on every page and every engagement. Every report is grounded in current Florida statutes — SB 4-D milestone inspections, SB 154 reserves, and the Chapter 718 framework — with each finding traced to its source document. It is a diagnostic aid, not legal, engineering, or financial advice; confirm specifics with the association, a licensed inspector, and a Florida attorney.