The Florida Condo Document Checklist

Before your buyer commits to a Florida condo, request every document below. Missing or alarming answers here are where deals quietly go wrong — and where post-Surfside reserve and inspection law now bites hardest.

Already have the documents? Check these 10 documents automatically — free. The detector reads them together and reports what it found, what it could not evaluate, and which statute each finding comes from.

Request these 10 documents

Estoppel certificate (current)Confirms no unpaid dues, pending special assessments, or violations tied to the unit at closing. It also has an expiry date — see the 30/35-day validity window.
Structural Integrity Reserve Study (SIRS)Required for buildings 3+ stories. Shows the reserve components and the funding plan (what a funded ratio actually means) — the routine annual waiver of SIRS reserves was removed effective Jan 1, 2025, though CS/CS/HB 913 (2025) later added narrow exceptions — see what can and cannot be paused.
Milestone Inspection report (Phase 1 / Phase 2)Required at 30 years (25 if within 3 miles of the coast) under SB 4-D / F.S. 553.899. A missing or failed inspection is a major red flag.
Reserve study & current reserve balanceHow funded are the reserves? Chronic underfunding signals special-assessment risk. See the worked reserve example for how the arithmetic runs.
Association budget (current year)Look for line items being underfunded, deferred maintenance, or a jump in assessments.
Board meeting minutes (last 12-24 months)Where litigation, disputes, planned projects, and assessment discussions surface first.
Insurance declarations (property, flood, D&O)Confirm adequate coverage and check the master-policy deductible the owners share.
Rules, declaration & bylawsRental caps, pet/occupancy limits, and approval requirements that can affect value or your plans.
Pending litigation & special-assessment disclosuresActive litigation or a looming assessment can derail financing and resale.
Delinquency / collections summaryA high owner-delinquency rate strains the budget and raises everyone's risk.

Want the working toolkit today?

The Florida Condo & HOA Board Toolkit is a different document from this checklist — it is the working Excel model a board runs its own numbers in, not a spreadsheet copy of the 10-document request list above. Six linked sheets: a SIRS reserve funding tracker (seven statutory component categories, funded ratio, per-unit monthly need), an annual budget model with variance columns, a special-assessment calculator with payment plans, a minutes log and agenda template, a 26-deadline Florida compliance calendar, and a 3-page quick-start PDF. The workbook and the quick-start PDF arrive together in one instant download from Gumroad.

Get the Board Toolkit — $24 →

The document reader is live

It turns these documents into a plain-English risk report — reserves, milestone, SIRS and special-assessment red flags, each traced to the statute and the page it came from. Run it free, or read a sample report first. Not ready to upload anything today? Leave your address for occasional release notes — no spam, unsubscribe any time. It is not a waiting list: the reader is live now and you can run it without giving us an address at all.

Free condo document check · Sample report · Estoppel certificates · The document-review window · SIRS & reserves · Worked example · Commission an analysis — $199 · Pricing

CondoRiskFL is operated by Sam Arora through Arora Enterprises (a sole proprietorship). This checklist is general information, not legal, engineering, or financial advice — verify specifics with the association, a licensed inspector, and a Florida attorney. Statutory references reflect Florida law as of 2026.