South Florida condo rules: association approval, pets, 55+, assessments and milestone inspections

October 28, 2026 · Zach Curtis, REALTOR®, Realty Hub

In a South Florida condo, the landlord or seller isn't the only one who decides. The building's association has its own rules, its own approval and, since 2022, new state safety requirements that show up in the dues. Here's what to check before you apply or make an offer.

1. Association approval

Most condo associations in Broward and Miami-Dade must approve a new tenant or buyer. The rules are in the building's declaration and bylaws, so they vary building by building. What to expect:

• An application to the association, separate from the landlord's or lender's, usually with ID, a background check and sometimes a credit check, plus vehicle and pet information.
• A fee, capped by law. Florida limits a condo association's transfer or approval fee to $150 per applicant; a married couple, or a parent and dependents, counts as one applicant, and the association can't charge it again when the same tenant renews a lease (§718.112(2)(k)).
• Sometimes an interview or orientation, in person or by video.
• Timing. The building's documents set how long the association has to decide. In practice it ranges from a few days to several weeks, depending on the building and how often the board meets. Ask the management office for its current turnaround before you pick a move-in or closing date.

Rentals: some buildings also have minimum lease terms (often 6 or 12 months), a cap on leases per year, or a waiting period before a new owner may rent. On zach.homes, listings show what the MLS states about approval and lease rules, with the source; you can even filter for rentals that say no association approval is needed. Want a private read on your odds? Use the approval check.

2. Pet rules

Pet rules usually come from two places: the landlord's lease and the association's documents. The building can limit the number of pets, the weight (25 or 35 pounds are common limits), or ban pets in rentals while allowing them for owners. Always ask for the building's pet rule in writing, not just the landlord's. zach.homes lets you filter rentals that allow pets and filter by pet weight on the search page.

Assistance animals are different. Under fair housing law they're not pets, and under Florida law a housing provider can't charge pet fees or deposits for an approved emotional support animal. The provider may ask for reliable information about the need for the animal when it isn't obvious, but an online registration alone isn't enough (§760.27).

3. 55+ buildings

Some Hallandale Beach, Hollywood and Aventura buildings are age-restricted "housing for older persons." Under the federal rule, at least 80% of occupied units must have at least one resident age 55 or older, and the building must publish and follow policies showing it operates as 55+ housing and verify ages (24 CFR 100.305). How the remaining units can be used is up to the building's documents. If you're looking at a 55+ building, ask the association for its age policy in writing before you apply.

On October 28, 2026, 179 of the 516 Hallandale Beach condos listed at $300,000 or less were in buildings the listing marks 55+. You can exclude 55+ buildings or show only 55+ buildings in search.

4. HOA dues and special assessments

Monthly dues pay for the building: insurance on the structure, staff, common areas, reserves, often water and sometimes cable or internet. Ask what's included, because two $700 dues can cover very different things.

A special assessment is a one-time or installment charge for something the budget doesn't cover: a roof, concrete restoration, elevators, or a big insurance increase. Buyers should ask: Is any assessment approved? Is one being discussed? Who pays an assessment approved before closing? Assessments are the owner's bill, not normally the tenant's, but a building in a big repair project can mean noise, closed pools or balconies, and parking changes for months.

5. Milestone inspections and SIRS

After the 2021 Surfside collapse, Florida added two building-safety requirements for condos three habitable stories or taller:

• Milestone inspection: a structural inspection by a licensed engineer or architect by December 31 of the year the building turns 30, then every 10 years; local officials can require it earlier based on conditions. Phase 1 is visual; Phase 2 follows if problems turn up, and counties must require repairs to begin within 365 days after a Phase 2 report (§553.899; 2025 HB 913 summary). Broward and Miami-Dade also have their own 40-year recertification programs.
• Structural Integrity Reserve Study (SIRS): a study of key parts of the building (roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors, and more) and a plan to fund them. Associations existing on or before July 1, 2022 had to complete one by December 31, 2025, then every 10 years. 2025's HB 913 lets an association that just finished a milestone inspection pause or reduce reserve contributions for up to two budget years to pay for the repairs, with owner approval, and allows funding reserves with special assessments, loans or lines of credit (DBPR condo FAQs).

Why it matters to you: many buildings raised dues or approved assessments to meet these rules. That's often why two similar condos on the same street have very different prices. More in our Florida condo safety laws guide.

6. What to ask for before you buy

1. The current budget and the most recent financial statements
2. The milestone inspection report (if required yet) and any repair plan
3. The SIRS and the reserve funding plan
4. Any approved or proposed special assessments
5. The last 6 to 12 months of board minutes (where upcoming projects show up first)
6. The building's insurance, including flood
7. The rules on pets, leasing, parking and renovations

On a resale condo contract signed on or after July 1, 2025, Florida gives the buyer 7 days (not counting weekends and legal holidays) after receiving the association documents to cancel; earlier contracts had 3 days (§718.503). Read them, and have Zach or an attorney walk you through anything unclear. You can also look up an association's filings in the state's condo database through DBPR.

Start searching: Hallandale Beach condos, Hollywood condos, Aventura condos, Sunny Isles Beach condos, Hallandale Beach rentals.

Published October 28, 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.