Start With the Legal Ownership
A home can look like a townhome but still be a condo. The legal papers control, not the building style.
Ask what you own, what the association owns, and who must make each repair.
The home may look private, but the roof, walls, land, insurance, or repairs may still be shared.
Read the Association Documents
The declaration, rules, budget, reports, minutes, insurance records, and notices work together.
“Common elements,” “limited common elements,” “maintenance responsibility,” “use restriction,” “assessment,” or “approval.”
The papers divide who owns, pays, repairs, and may use each part. A listing note cannot explain it all.
- Obtain the current declaration, bylaws, rules, and amendments.
- Review the current budget and recent financial reports.
- Read recent board and owner meeting minutes.
- Check pending lawsuits, notices, bids, and repair plans.
- Confirm all fees due at application and closing.
Check Reserves and Major Repair Planning
Reserves are savings for future shared repairs. A low fee can hide weak funding or delayed work.
Florida law requires savings studies for some condo buildings. The exact rule depends on the building and current law.
“Structural integrity reserve study,” “reserve schedule,” “fully funded,” “pooled reserves,” “special assessment,” or “association loan.”
The study estimates repair needs and saved funds. A gap may lead to higher dues, a charge, or a loan.
- Roof and structure: check age, condition, reports, bids, and reserve amounts.
- Elevators and fire systems: review service records and planned work.
- Painting and waterproofing: check schedules, contracts, and funding.
- Pavement, drainage, and pools: compare condition with the reserve plan.
- Association debt: review loans, credit lines, and repayment terms.
Study Special Assessments
A special charge falls outside the regular budget. It may be approved, pending, discussed, or possible.
- Ask about approved and unpaid assessments.
- Read minutes for planned repairs and funding talks.
- Check whether the seller or buyer pays each balance.
- Ask whether the association plans a loan.
- Confirm the lender’s treatment of the assessment.
Review Building and Unit Inspections
A county or board check has a different job from the buyer’s inspection. Review both when they apply.
- Milestone or structural reports: review the current summary and repair status when required.
- Unit inspection: check electrical, plumbing, HVAC, appliances, moisture, windows, and doors.
- Common areas: look at roofs, walls, walkways, parking, pools, and drainage.
- Permits: check unit changes and major association projects.
- Specialists: use the right expert when a report shows a concern.
Separate Association and Unit Insurance
The board policy and owner policy cover different parts and risks. Do not guess from the monthly fee.
- Review the association’s current insurance summary.
- Ask what the master policy covers and excludes.
- Get an HO-6 or other correct owner-policy quote.
- Check wind, flood, water, loss-assessment, and deductible terms.
- Ask whether recent claims affect the association.
Confirm Financing Before You Rely on Approval
A buyer can qualify while the condo fails the loan program’s rules.
- Association review: ask which documents the lender needs.
- Budget and reserves: confirm the lender’s current standards.
- Insurance: check master-policy and deductible requirements.
- Owner occupancy and rentals: ask whether they affect the loan.
- Litigation and repairs: disclose current issues to the lender early.
Check Parking, Pets, Rentals, and Daily Rules
Rules can affect daily life and resale. Read the current papers, not just the listing.
- Confirm assigned, deeded, limited, and guest parking.
- Check vehicle size and commercial-vehicle rules.
- Review pet type, number, size, and registration rules.
- Check rental waiting periods, limits, and approval steps.
- Review storage, patio, exterior, and noise rules.
Ask Who Maintains a Townhome
Townhome repair duties can vary. An owner may handle the roof, yard, drive, or insurance in one place but not another.
- Roof: confirm ownership, repair duty, and replacement funding.
- Exterior walls: ask who repairs paint, cracks, and water entry.
- Windows and doors: confirm maintenance and storm protection.
- Yard and fence: check ownership, access, and rule limits.
- Insurance: confirm whether the policy resembles condo or single-family coverage.
Build the Full Monthly and Closing Cost
Add the loan, taxes, owner insurance, dues, flood cover, parking, special charges, utilities, and savings.
A lower price can still create a higher monthly cost after fees, insurance, and assessments are added.
- Confirm regular dues and payment dates.
- List every application, transfer, screening, and move fee.
- Add current and pending assessments.
- Estimate owner insurance and flood coverage.
- Keep cash for unit repairs and deductible risk.
Use Official Florida Condo Resources
Official sources explain state duties and terms. They do not replace review of the board and contract.
Questions to Ask Before You Commit
- What is the legal ownership type?
- What does the owner maintain?
- What do the dues cover?
- Are reserves funded for planned work?
- Are assessments approved, pending, or discussed?
- What inspections and repair reports apply?
- What insurance does the association carry?
- Will the property qualify for my loan?
- What parking, pet, and rental rules apply?
- What is the full monthly and closing cost?
A Calm Kendall Buying Plan
First identify the ownership and unit. Then review the board, savings, special charges, insurance, rules, loan, inspections, and total cost.
The goal is not to avoid every shared community. The goal is to understand the duties and risks before you buy.
