Florida Condo Resale: Required Documents, the 7-Day Right and the Estoppel

A Florida condo buyer is entitled to a list of association documents at the seller's expense, the contract must give the buyer a 7-day route to cancel, and a separate estoppel certificate tells the buyer what the association says is owed. These are three different mechanisms with three different clocks, and they are easy to blur together. The statutes are Fla. Stat. 718.503, 718.116(8) and 718.112(2)(g), read in full text on October 30, 2026. This applies to resales by owners who are not the developer; developer sales have their own, longer list. This is general information, not legal advice.

What the seller must provide

Each non-developer unit owner must comply before the sale. A buyer who has entered into a contract is entitled, at the seller's expense, to a current copy of: (718.503(2)(a))

1. The declaration of condominium.
2. The association's articles of incorporation.
3. The bylaws and rules.
4. An annual financial statement and annual budget.
5. The inspector-prepared summary of the milestone inspection report, if applicable.
6. The association's most recent structural integrity reserve study, or a statement that the association has not completed one.
7. The inspection report for a turnover inspection performed on or after July 1, 2023.
8. The document titled "Frequently Asked Questions and Answers" required by s. 718.504.

The buyer is also entitled to a governance form that the state division prepares, summarizing how condominium associations are governed. A licensed real estate professional who provides or obtains these documents for a buyer is not liable for errors or inaccuracies in them. (718.503(2)(b), (c))

The 7-day clause

Every resale contract entered into after July 1, 1992 must contain, in conspicuous type, one of two clauses. (718.503(2)(d))

• Acknowledgment. The buyer acknowledges having been given the declaration, articles, bylaws and rules, the latest annual financial statement and budget, and the FAQ document more than 7 days before signing, with Saturdays, Sundays and legal holidays excluded from the count.
• Voidable. The agreement is voidable by the buyer by written notice of intent to cancel within 7 days (same exclusions) after the buyer signs and receives those documents, if requested in writing.

The statute adds that any purported waiver of the voidability rights has no effect, that the buyer may extend the closing by up to 7 days after receiving the documents, and that the right to void ends at closing. A contract that does not conform to the paragraph is voidable by the purchaser before closing.

In practice, which clause your contract uses decides how the seven days work. If the contract has the acknowledgment clause, the clock turned on how early the documents arrived; if it has the voidable clause, the clock runs from signing and receipt. Ask the listing side which documents have already been delivered and request the rest in writing the day you sign.

The statement about the reserve study and milestone inspection

For contracts entered into after December 31, 2024, the resale contract must also carry conspicuous language about the building's safety inspections. The statute splits it three ways. (718.503(2)(e))

• If the association is required to have a milestone inspection, a turnover inspection report or a structural integrity reserve study and has not completed it, the contract must say that it is required and has not been completed.
• If the association is not required to have a milestone inspection or a structural integrity reserve study, the contract must say that.
• If the association has completed them, the contract must carry an acknowledgment of receipt (the copies must have been delivered more than 7 days before signing) and a 7-day cancellation clause for those documents.

The required study itself is defined in s. 718.112(2)(g): at least every 10 years for each building three habitable stories or higher, based on a visual inspection, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item whose deferred maintenance or replacement cost exceeds $25,000 (or the inflation-adjusted amount, whichever is greater) and whose failure would negatively affect those items. It must identify each item, its remaining useful life and replacement cost, and give a reserve funding plan. It must be performed or verified by a licensed engineer or architect, or a certified reserve specialist or professional reserve analyst. Associations that existed on or before July 1, 2022 and are controlled by unit owners other than the developer were to complete it by December 31, 2025, with a provision allowing it to be done together with a milestone inspection that is due by December 31, 2026, and in no event after December 31, 2026. After receiving the study, the association must, within 45 days, distribute a copy to each owner or give notice that it is available on written request. (718.112(2)(g)1, 3, 4, 7, 11) For what the dates mean in the market, see Florida condo special assessments and the 2026 SIRS deadline.

The statute does not apply to buildings under three stories or to one- to four-family dwellings with three or fewer habitable stories above ground. (718.112(2)(g)5)

The estoppel certificate

The estoppel is separate from the document list above. It states what the association says is owed on a specific unit on the date of issuance. (718.116(8))

Item	What the statute says
Who may request	The unit owner or designee, or a unit mortgagee or designee, in writing or electronically
Deadline	Within 10 business days after the request
Delivery	Hand delivery, regular mail or e-mail, on the date of issuance
Effective period	30 days if hand delivered or sent electronically; 35 days if sent by regular mail
Contents	Assessment amounts and due dates, an itemized list of amounts owed and amounts scheduled to come due during the effective period, whether a capital contribution, resale or transfer fee is due, open rule violations, approval and right-of-first-refusal questions, other associations, and insurance contacts
Reliance	The association waives collecting money beyond the amounts stated from a person who relies on the certificate in good faith
Amended certificate	No fee; a new effective period starts on delivery
Late certificate	No fee may be charged if it is not delivered within 10 business days
Fee ceiling	$250 if no delinquent amounts are owed; an additional $100 if expedited and delivered within 3 business days; an additional fee for delinquent accounts not to exceed $150
Refund	If the closing does not occur, a non-owner payor who sends a written request with reasonable documentation within 30 days after the closing date is refunded within 30 days

Paragraph (8)(i) has the Department of Business and Professional Regulation adjust the fee figures every five years for inflation and publish them, so the number you are charged may be higher than the base figures in the statute. The sibling statute for homeowners' associations is covered in Florida HOA estoppel certificates: fee caps and deadlines, which also discusses the adjusted figures. The statute does not say who pays for a condo estoppel; the purchase contract does.

Because the certificate is effective for 30 or 35 days, ordering it too early can leave it expired before closing, and ordering it late runs into the 10-business-day deadline. Ask your closing agent when it was requested.

What to do with this

1. Ask the listing side in writing which documents have been delivered, and request the rest the day you sign.
2. Read the milestone and reserve-study statements in the contract against the actual documents.
3. Put the 7-day window on a calendar, using the statute's business-day counting.
4. Compare the budget, the reserve plan and the estoppel with the monthly figure on your buyer net sheet.
5. For the wider due-diligence list, see the Florida condo buying guide and the inspection and due diligence period.

Sources (statute text read October 30, 2026): Fla. Stat. 718.503 (developer and nondeveloper disclosure prior to sale; voidability); Fla. Stat. 718.116 (assessments; estoppel certificates, subsection 8); Fla. Stat. 718.112 (bylaws; structural integrity reserve study, paragraph 2(g)).

Ryan Solberg is the broker-owner of MaxLife Realty. This is general information about the statutes, not legal advice. Your contract and your building's documents decide how these rules apply; consult a Florida real estate attorney before relying on a deadline.