What a condo estoppel certificate tells a Florida buyer: unpaid dues, special assessments, violations and the fee cap

October 31, 2026 · Zach Curtis, REALTOR®, Realty Hub

Short answer: the estoppel certificate is the association's signed statement of what the seller owes and what's coming due on the unit. It matters to you as the buyer because Florida makes a new condo owner jointly liable for the seller's unpaid assessments, and the estoppel is what your closing agent uses to pay them off at closing. Read it yourself, too: it also says whether there are open violations, transfer fees, a required board approval or a right of first refusal.

Why buyers should care: you can inherit the seller's unpaid dues

Under Florida's condo law, an owner "is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title," with a right to recover from the previous owner (Fla. Stat. §718.116(1)(a)). In plain terms, if the seller is behind and it isn't paid at closing, the association can look to you. The estoppel certificate is how that gets settled before you take title.

It also protects you. The association waives the right to collect amounts beyond what the certificate shows from anyone who honestly relies on it, and from that person's successors (§718.116(8)(c)). So an accurate, current certificate at closing matters.

What the certificate must show

The statute lists what a condo estoppel certificate must contain. Among the items (§718.116(8)(a)):

• The regular assessment, how often it's due, the date it's paid through, and the next installment.
• An itemized list of all assessments, special assessments and other money owed on the date it's issued, plus amounts scheduled to come due during its effective period.
• Whether a capital contribution, resale, transfer or other fee is due, with the amount.
• Whether there's an open violation of a rule or regulation noticed to the owner.
• Whether the board must approve the transfer, and if so, whether it has.
• Whether there's a right of first refusal, and whether it has been exercised.
• Every other association the unit belongs to, with contact information, and contact information for the association's insurance.
• If the account has gone to an attorney for collection, that attorney's contact information.

What to look for when you read it

1. Special assessments. If a special assessment is listed, check how your contract splits it. Our guide on who pays a special assessment in a condo sale explains the usual questions.
2. Capital contribution or resale fees. Some buildings charge one at each sale. Check whether your contract makes it your cost or the seller's.
3. Open violations. A noticed violation, such as an unapproved alteration, may become your problem after closing. Ask that it be resolved first.
4. Approval status. If the board must approve you, the certificate must say whether it has. Plan for approval before your closing date; see can a condo association deny a buyer.
5. The dues amount. Compare it with what you were told and what you budgeted. Our guide on why Florida condo fees are so high covers what's driving dues, and the mortgage calculator shows the full monthly cost.
6. Other associations. Some units also belong to a master association with its own dues.

Timing: 10 business days, then 30 or 35 days of validity

The association must issue the certificate within 10 business days after a written or electronic request from the owner, the owner's designee, a mortgagee or the mortgagee's designee. If it misses that deadline, it can't charge a fee for that certificate (§718.116(8)(d)). A certificate delivered by hand or electronically is effective for 30 days; one sent by regular mail is effective for 35 days. If closing slips past that, a new or amended certificate may be needed (§718.116(8)(b)).

Ask your closing agent when the certificate will be requested, and make sure it will still be effective on your closing date, especially if board approval is also in progress.

What it costs: the fee caps today

The statute sets the base caps and requires the Department of Business and Professional Regulation to adjust them for inflation every five years. DBPR's current published amounts are below; it says the next update will be released by July 1, 2027 (DBPR: estoppel certificate fees).

Who pays is set by your purchase contract, not by the statute, so read that section before you sign. If someone other than the owner paid the fee and the sale doesn't close, that payor can get it refunded by sending a written request, with reasonable documentation, no later than 30 days after the scheduled closing date (§718.116(8)(h)).

DBPR says the same fee amounts apply to cooperatives and homeowners' associations, under separate statutes. If you're buying a co-op apartment rather than a condo, ask your closing agent which rules apply.

How it fits with the rest of your condo due diligence

The estoppel covers money and a few yes-or-no questions. It isn't a review of the building's finances, reserves or inspections. For those, read the budget, reserves and inspection reports in the resale package; see milestone inspections and reserve studies. If you're financing, also check whether the building fits your loan, for example with FHA condo approval, and see buyer closing costs in Broward for the rest of the closing bill.

Shopping for a condo in Hallandale Beach, Hollywood or Aventura? Start at Ready to buy and I'll help you review what the association sends before you commit.

Zach Curtis, Realtor, Realty Hub, license SL3664129. General information, not legal, tax, insurance or lending advice. A Florida real estate attorney or your closing agent can review a specific certificate with you.

Published October 31, 2026 by Zach Curtis, REALTOR®, Realty Hub, license SL3664129. General information for South Florida, not legal, tax, insurance or lending advice. Laws, programs and prices change; check the official sources above, and ask a Florida attorney, CPA, insurance agent or lender about your situation. Listing numbers are asking prices and rents from BeachesMLS on the date shown. Equal Housing Opportunity. Zach Curtis and Realty Hub follow federal, Florida and Broward County fair housing law. Every listing is open to everyone. We never steer anyone by race, color, religion, sex, national origin, disability, familial status, age, sexual orientation, gender identity, or any other protected class.