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

> Before a Florida condo resale closes, the statute lists documents the seller must pay to provide, a 7-day window to cancel, a required statement about the structural reserve study, and a separate estoppel certificate with its own clocks. Here is what the text says and what to ask for.

- URL: https://maxliferealty.com/blog/florida-condo-resale-documents-seven-day-cancellation-estoppel
- Author: Ryan Solberg, Florida real estate broker (BK3354351), MaxLife Realty
- Published: 2026-10-30
- Category: Buyer Guides

## Key Takeaways

- A buyer under contract for a Florida condo resale is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone-inspection summary if one applies, the latest structural integrity reserve study (or a statement that none has been done), and the Frequently Asked Questions and Answers document (Fla. Stat. 718.503(2)(a)).
- The contract must carry one of two clauses: the buyer acknowledges receiving the core documents more than 7 days before signing, or the buyer may cancel within 7 days (excluding Saturdays, Sundays and legal holidays) after signing and receiving them. A waiver of that right has no effect (718.503(2)(d)).
- For contracts entered into after December 31, 2024, the contract must also carry a conspicuous statement about the milestone inspection, turnover inspection report and structural integrity reserve study (718.503(2)(e)).
- The association must issue a condo estoppel certificate within 10 business days of a written request; it is effective for 30 days (35 if mailed), and the fee is capped by statute (718.116(8)).
- This is general information. Which clause your contract uses and what your building has completed are facts only your documents show.

**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](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html), [718.116(8)](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html) and [718.112(2)(g)](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html), 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](https://maxliferealty.com/blog/florida-condo-special-assessments-sirs-2026).

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](https://maxliferealty.com/blog/florida-hoa-estoppel-certificate-fees-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](https://maxliferealty.com/tools/buyer-net-sheet).
5. For the wider due-diligence list, see the [Florida condo buying guide](https://maxliferealty.com/blog/buying-condo-florida-guide) and [the inspection and due diligence period](https://maxliferealty.com/blog/due-diligence-period-florida).

**Sources (statute text read October 30, 2026):** [Fla. Stat. 718.503](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html) (developer and nondeveloper disclosure prior to sale; voidability); [Fla. Stat. 718.116](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html) (assessments; estoppel certificates, subsection 8); [Fla. Stat. 718.112](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html) (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.*

## Frequently Asked Questions

### What documents must a Florida condo seller give the buyer?

Under Fla. Stat. 718.503(2)(a), a prospective purchaser who has entered into a contract is entitled, at the seller's expense, to a current copy of the declaration of condominium; the articles of incorporation of the association; the bylaws and rules; an annual financial statement and annual budget; the inspector-prepared summary of the milestone inspection report, if applicable; the association's most recent structural integrity reserve study or a statement that it has not completed one; the turnover inspection report for a turnover inspection performed on or after July 1, 2023; and the Frequently Asked Questions and Answers document required by s. 718.504. The buyer is also entitled to a governance form from the division. Statute text read October 30, 2026.

### Can a buyer cancel a Florida condo contract within 7 days?

The statute requires a resale contract to contain one of two clauses (718.503(2)(d)). One has the buyer acknowledge receiving the declaration, articles, bylaws and rules, the latest annual financial statement and budget, and the FAQ document more than 7 days (excluding Saturdays, Sundays and legal holidays) before signing. The other makes the agreement voidable by written notice within 7 days (same exclusions) after the buyer signs and receives those documents if requested in writing. The statute says any purported waiver of the voidability rights has no effect, that the buyer may extend the closing by up to 7 days after receiving them, and that the right ends at closing. A contract that does not conform is voidable by the purchaser before closing.

### What does a Florida condo contract have to say about the reserve study and milestone inspection?

For contracts entered into after December 31, 2024, Fla. Stat. 718.503(2)(e) requires conspicuous language depending on the building: 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 so; if the association is not required to have a milestone inspection or a reserve study, the contract must say that; and if the association has completed them, the contract must carry an acknowledgment of receipt and a 7-day cancellation clause for those documents.

### How long does a condo association have to issue an estoppel certificate?

Within 10 business days after a written or electronic request from the unit owner or the owner's designee, or from a unit mortgagee or its designee (Fla. Stat. 718.116(8)). If the association misses the 10 business days, it may not charge a fee for that certificate. A certificate delivered by hand or electronically is effective for 30 days; one sent by regular mail is effective for 35 days. Statute text read October 30, 2026.

### How much can a condo association charge for an estoppel certificate?

The statute sets a ceiling of $250 when no delinquent amounts are owed, an additional $100 if the certificate is requested on an expedited basis and delivered within 3 business days, and an additional fee that may not exceed $150 when a delinquent amount is owed (718.116(8)(f)). Paragraph (8)(i) has the Department of Business and Professional Regulation adjust the fees every five years for inflation, so check DBPR's current published figures. The statute does not say who pays; the contract does.

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Source: "Florida Condo Resale: Required Documents, the 7-Day Right and the Estoppel" by Ryan Solberg, Florida real estate broker (BK3354351), MaxLife Realty, https://maxliferealty.com/blog/florida-condo-resale-documents-seven-day-cancellation-estoppel (last updated 2026-10-30). Content may be quoted with attribution to MaxLife Realty.