About CondoRiskFL
Who runs this site
CondoRiskFL is operated by Sam Arora, sole proprietor, based in India. He is the person who reads the packet, writes the report and signs it — there is no team behind the byline and no one else on the file.
Before CondoRiskFL he spent seven years at Gartner building benchmarking and diagnostic data products for procurement and supply-chain leaders. [[CONFIRM: Gartner sentence accurate & permitted]]
Credentials, stated plainly
He holds no professional designation. He is studying for the US CPA examination — currently the FAR section, which he expects to sit in December 2026 — and until that examination is passed and a licence is issued, nothing here is the work of a licensed accountant. He is not an attorney, engineer, appraiser or inspector, and no designation, licence or membership is claimed or implied anywhere on this site. If a report ever reads as though it carries one, it does not.
Why Florida condominium documents
The Gartner work was the same shape of problem in a different subject: large, inconsistent document sets reduced to structured, comparable findings a client could act on. A Florida association packet is that problem with an unusually explicit rule set attached — Chapter 718, SB 4-D milestone inspections and the SIRS reserve requirements state what must exist and by when, so most questions resolve to whether a specific document is present and what it says. That is why this site is built as a document diagnostic, with every finding traced to a statute and to the page it was read from, rather than as an opinion about a building.
How engagements work
For the $199 commissioned analysis: Scope AND a delivery date agreed in writing before anything is billed. No checkout on this site — we invoice by email once you approve the scope. Cancel at no cost any time before analysis begins. One building, one transaction, one named person may rely on it.
For the $2,000 Board Reserve Review: there is no card field in this flow — nothing is charged until the board approves the scope in writing, and payment is then by invoice to the association. Miss the confirmed delivery date and the engagement is cancelled and refunded in full. You are contracting with Sam Arora, sole proprietor, trading as CondoRiskFL.
What We Do
CondoRiskFL provides independent pre-commitment risk diagnostics for Florida condominium transactions. We extract, structure, and flag the financial and structural risks buried in condo documents — so buyers, agents, and transaction coordinators see them before they become surprises at closing.
Our Methodology
Our diagnostic is built on the Four Core Risk Framework: Milestone Inspection/SB 4-D compliance, Reserve Sufficiency/SIRS compliance, Special Assessments & Deferred Maintenance, and Insurance & Litigation exposure.
The framework is grounded directly in Florida’s condominium statutes and published standards — Chapter 718, SB 4-D / F.S. 553.899 milestone inspections, and SIRS reserve requirements — applied systematically to the actual documents in a transaction, with every finding traced to its source.
What We Are Not
We are not a law firm. We are not licensed appraisers, inspectors, or underwriters. We do not provide legal advice, an investment recommendation, or a valuation. Our diagnostic describes what the documents say, identifies what's missing, and flags where risk concentrates. To be plain about what the reports do say: when a document condition is severe enough — a missing milestone inspection, a confirmed reserve shortfall, a voted assessment — the headline verdict does read “DO NOT PROCEED” and asks you not to close until that finding is resolved. That is a verdict on the state of the documents in front of us, not legal advice and not a view on the building as an investment. What you do with it is your decision, and it is not a substitute for your attorney's reading.
Technology
Our tools use independent, AI-assisted document analysis (via Anthropic's Claude) to extract structured data from condo documents. The AI extracts; the risk verdict is computed by deterministic rules — making every assessment reproducible and auditable. We read both digital and scanned PDF documents.
Data & Privacy — what happens to a document you send us
Documents are transmitted over encrypted connections. There are exactly two processing paths on this site and they are handled differently. Which of the two applies to you is decided by which product you used, not by which page you read: the free tools follow the first, anything ordered at /order follows the second. No other retention statement appears anywhere on this site.
The free automated tools
The free Condo Document Check (Deal-Killer Detector), the Inspection Repair Generator and the Fair Housing Shield — anything that returns a result in minutes without a person reading it.
- AI service:
- Text from your documents is sent to Anthropic's Claude API for extraction. The risk verdict itself is then computed from that extracted data by deterministic rules, not by the model.
- Storage:
- The uploaded PDF is stored on our server only for the duration of the analysis run.
- Deletion:
- It is deleted the moment the run finishes — on success and on failure alike — not on a timer and not after a delay. What is kept is the structured result (extracted data points, risk flags, verdict) so your report link keeps working.
Commissioned engagements — the $199 buyer analysis and the $2,000 Board Reserve Review
Anything ordered through the engagement flow at /order, where a named person reads the packet and signs the report over a stated number of business days.
- AI service:
- A Board Reserve Review packet is never sent to any AI service. That is enforced in the application, not promised in copy: the upload handler has no branch that can route a board engagement to an extraction engine, whatever the server is configured to do. For the $199 buyer-side analysis, extraction may run against your documents when the operator has the engine enabled; either way no report is released until a person has reviewed and approved it.
- Storage:
- Your packet is stored in a private directory outside any web root, and it is kept for as long as the engagement needs it — which on a 10-business-day board review means the whole of those ten days, because a person has to read it.
- Deletion:
- It is deleted automatically when the engagement reaches a terminal state — delivered, declined or cancelled — and immediately, on demand, from the “Delete my uploaded documents” button on your own engagement page. That button performs the deletion itself; it is not a request to a mailbox.
We do not sell or share your document content, and we retain nothing beyond what is described above. The same two paragraphs appear on the privacy policy and are referenced in the terms.
Contact
Questions before ordering, questions about a report, feedback and bug reports all go through the contact form. We do not run a mailbox on this domain, so publishing an address would mean publishing one that bounces. The form stores your message on the server and pushes it to the operator immediately; you get a reference number on screen and a reply by email from a person. If you would rather have an address to write to, say so in the message and you will be given one that works in the reply.
CondoRiskFL is operated by Sam Arora, sole proprietor — an unincorporated sole proprietorship, with no separate company, LLP or corporation behind it. That is the single counterparty for every paid engagement on this site. · Pre-Commitment Risk & Operations Diagnostics