Buying a Condo or HOA Home in Fort Lauderdale: What to Check First
Quick answer: Before you commit to a condo or HOA home in Fort Lauderdale, get the association documents and read four things closely: the budget and reserves, the building's milestone inspection and structural integrity reserve study (SIRS), any current or planned special assessments, and the rules on leasing, pets and approvals. Florida condo law changed significantly in 2024 and 2025. Resale buyers now have 7 days (excluding weekends and legal holidays) after receiving the required documents to cancel, so plan your review before the clock starts.
This guide is general information, not legal advice. Confirm your situation with a Florida real estate attorney.
Why condo buying in Florida changed
After the 2021 Surfside collapse, Florida added new safety and funding rules for condominium buildings. The short version for buyers:
- Milestone inspections. Condo and co-op buildings three habitable stories or taller must have a structural inspection by December 31 of the year the building turns 30, then every 10 years. A local building department can require it at 25 years, for example near salt water. (§553.899)
- Structural integrity reserve studies (SIRS). The same buildings need a SIRS at least every 10 years. It covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000. (§718.112)
- No more waiving these reserves. Owners in those associations can no longer vote to skip or underfund reserves for the SIRS items. That is safer, but it can mean higher monthly dues or special assessments. (§718.112)
- 2025 updates (HB 913). The SIRS deadline moved to December 31, 2025. Associations got limited options to pause or reduce some reserve contributions after a milestone inspection. The resale cancellation period went from 3 to 7 days. (HB 913 summary)
Broward note: Broward County also has its own building safety inspection program that generally starts at 25 years, with repeat inspections every 10 years. Ask the association and the city's building department whether the building is current.
Condo vs. HOA: which rules apply?
- Condominium (Chapter 718): You own your unit plus a share of the common elements. The association maintains the building, so structure, roof and reserves matter a lot.
- Homeowners' association (Chapter 720): You own the house and lot, and the HOA manages shared areas and enforces deed restrictions. There are no milestone or SIRS requirements for single-family HOA homes, but covenants, assessments and liens still apply.
Some properties have both (for example, a condo inside a master HOA). Ask which associations you would be joining.
The documents you're entitled to see
Buying a condo resale: Florida law requires the seller to give you the association documents. These include:
- the declaration, articles, bylaws and rules
- the annual financial statement and budget
- a summary of the milestone inspection, if one applies
- the most recent SIRS, or a statement that none was done
- the association's question-and-answer (FAQ) sheet
- the governance form
You can cancel within 7 days (excluding Saturdays, Sundays and legal holidays) after signing the contract and receiving those documents. That right ends at closing. (§718.503)
Buying in an HOA community: You should get the HOA disclosure summary before you sign. If you don't, you can cancel within 3 days of receiving it or before closing, whichever comes first. (§720.401)
Tip: Condo associations with 25 or more units must post key records on a website or app. These include the budget, financial report, inspection reports, SIRS and contracts. You can often start your review before you write an offer. (§718.111)
What to check first: a buyer's checklist
- Budget and reserves. How much is set aside for the roof, structure and other big items, and is it on track with the SIRS? Low reserves often lead to special assessments later.
- Milestone inspection results. Was it done? Did phase one find substantial structural deterioration that triggered a phase two? Are repairs scheduled, and how will they be paid for?
- Special assessments. Ask about current, approved and proposed assessments, and check recent board meeting minutes for discussion of upcoming projects.
- Monthly dues trend. Compare this year's budget with last year's. Big increases may be the new reserve rules at work.
- Insurance. The master policy covers parts of the building. You would still need your own HO-6 policy, and possibly flood coverage. Get quotes early from a licensed insurance agent.
- Rules that affect how you'd live there: leasing limits (minimum terms, waiting periods), pet rules, parking, renovation and hurricane-shutter rules.
- Association approval. Many Fort Lauderdale associations require a buyer application or approval. Ask about the timeline early so it doesn't hold up your closing.
- Litigation and pending repairs. Ask whether the association is in a lawsuit or has major repairs scheduled. Lenders often ask these questions too, and the answers can affect financing.
The estoppel certificate: what you'll owe at closing
Before closing, the title company orders an estoppel certificate from the association. It confirms what the seller owes and lists scheduled assessments. Associations must deliver it within 10 business days. The fee is capped at $250, plus $100 for 3-business-day rush delivery, plus up to $150 more if the account is delinquent. (condo §718.116; HOA §720.30851)
Why it matters: A new condo owner is jointly and severally liable with the previous owner for unpaid assessments due up to the transfer. A clean estoppel protects you.
How we help condo and HOA buyers
At The Home Owners Listing Team, we request association documents early. We flag milestone, SIRS and assessment issues before your cancellation window closes. We also coordinate with your attorney, lender, inspector and insurance agent. See our buyer services or call (954) 342-6180.
Talk to Scott about a condo you're considering →
The Home Owners Listing Team · Brokered by Real Estate Sales Force Inc · (954) 342-6180
Selling a condo instead? Having your association documents ready helps your sale move faster. See how we sell Fort Lauderdale homes.
Frequently asked questions
How long do I have to cancel a Florida condo resale contract?
7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the required documents. The right ends at closing.
Do all Fort Lauderdale condos need a milestone inspection?
Under state law, condo and co-op buildings three habitable stories or taller need one, starting at 30 years old (or 25 if the local building department requires it), then every 10 years. Broward County's own building safety program may also apply.
What is a SIRS, and why should a buyer care?
A structural integrity reserve study estimates the cost of repairing and replacing major building components. It also says how much the association should set aside each year. If reserves are short, owners may face higher dues or special assessments.
Can a condo association still waive reserves?
Not for the SIRS items in buildings that require a SIRS. 2025 changes allow some limited pauses or reductions after a milestone inspection. Ask the association what it has approved.
Do HOA single-family homes need milestone inspections?
No. The milestone and SIRS rules apply to condo and co-op buildings three habitable stories or taller. HOA communities have their own disclosure, assessment and estoppel rules.
Who orders the estoppel certificate?
Usually the title or closing agent, on behalf of the seller. It must be delivered within 10 business days of the request.
Information current as of October 2026. Florida law changes often. Confirm details with a Florida real estate attorney and the association before you sign. Scott Lehr, PA is a Florida-licensed Realtor with The Home Owners Listing Team, brokered by Real Estate Sales Force Inc.
