To sell a condo in Florida you must give your buyer eight documents: the declaration of condominium, the articles of incorporation, the bylaws and rules, an annual financial statement and budget, the milestone inspection summary, the most recent structural integrity reserve study, the turnover inspection report if one applies, and the FAQ sheet. Florida Statute 718.503(2)(a) requires all eight.

Verified August 20, 2026 against Florida Statutes 553.899, 718.111, 718.112, 718.116 and 718.503. Florida amends this chapter often. Confirm with your association and an attorney.

The eight documents, in the order the statute lists them

• The declaration of condominium.

• The articles of incorporation of the association.

• The bylaws and rules of the association.

• An annual financial statement and annual budget of the association.

• The inspector-prepared summary of the milestone inspection report described in s. 553.899, if applicable.

• The association's most recent structural integrity reserve study, or a statement that it has not completed one.

• The turnover inspection report described in s. 718.301(4)(p) and (q), for an inspection performed on or after July 1, 2023.

• The Frequently Asked Questions and Answers sheet required by s. 718.504.
  

The list is half of it. The clock is the other half. Your buyer gets 7 days, excluding Saturdays, Sundays and legal holidays, to cancel after the contract is executed and the documents are delivered. The clock does not start until the file is complete.

This list is for condominiums. Cooperatives and homeowners associations fall under different chapters of Florida law.

Which two documents do most sellers not have?

The milestone inspection summary and the structural integrity reserve study. Both are recent enough that most owners have never held a copy.

A milestone inspection is a structural inspection required under Florida Statute 553.899 for a building three habitable stories or more in height under condominium or cooperative ownership. What you hand the buyer is not the engineer's full report, it is the summary the association gives owners.

A structural integrity reserve study, or SIRS, prices what the expensive parts of a building will cost to replace and when. Florida Statute 718.112(2)(g) requires one at least every 10 years for each building three habitable stories or higher, and it is flat about the outside date: in no event may it be completed after December 31, 2026. If your association has not done one, you say so in writing and the sale still goes forward.

Lourdes Sliwa is a real estate agent in Satellite Beach, Florida who helps condominium owners assemble the association file before the listing goes live.

Where do I get my condo association documents?

Start with the association's website. Under Florida Statute 718.111(12), an association managing a condominium with 25 or more units, other than a timeshare condominium, must post its official records online within 30 days of receiving or creating them, and both the s. 553.899 inspection reports and the most recent reserve study are on that list. If your building is smaller, or the site is stale, request them in writing and keep the date.

Do I have to disclose a special assessment?

There is no special assessment line item in the seller disclosure statute, which surprises people. The money question runs through a different document.

Under Florida Statute 718.116(1)(a), a new 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. The document that surfaces the number is the estoppel certificate. Under 718.116(8), the association must issue one within 10 business days of a written request, and it must itemize what is owed on the date of issuance plus anything scheduled to come due while the certificate is in effect.

Who actually writes the check is contract language, settled before you go under contract.

How long does it take to get everything together?

Longer than the two weeks most sellers assume. If the records are posted, most of the file downloads the same afternoon. If not, a written request to a volunteer board or an off-site manager runs two to three weeks, and the estoppel adds 10 business days at the end.

Then there is the calendar. On the beachside, condominium buyers arrive with the snowbirds in October and the closings concentrate from January through March, so an owner who wants to be listed by January 1 is really deciding in October.

For the local version, read Selling a Satellite Beach Condo in 2026: Milestone Inspections, Reserve Studies and Assessments.

Thinking about selling your Florida condo?

Lourdes Sliwa is a real estate agent in Satellite Beach, Florida who walks condominium owners through the association file, the assessment question and the pricing decision, in that order.

• Request a home value report priced against condominium sales, not a blended ZIP estimate.

• Book a call before you contact your association, so the file gets built once and in the right order.

• Set up a saved search if this sale is a step toward something else on the beachside.

Call or text 321-425-8552, or start at https://lourdessliwa.com.

No pressure, just a clear read on what your association owes you and how long it takes to get it.

About the author. Lourdes Sliwa is a REALTOR with Avanti Way Realty and a Certified Luxury Home Marketing Specialist serving Satellite Beach, Indian Harbour Beach, Indialantic and Melbourne Beach. She has closed 317 sales since 2008, about 250 in the 32937 beachside ZIP. Call or text 321-425-8552.