Brevard County · Buying
Buying a condo in Brevard County
Your days to review the association papers, the building inspections and reserves, in plain words.
Free · Agents who know Brevard County · Every step in one app
Buying a condo in Florida can feel more complicated than it used to. You may have heard about new building inspection laws, big special assessments, and fees going up. If you are worried about buying into a building with hidden problems, that worry makes sense.
Here is what helps: Florida law gives condo buyers a stack of papers about the building and its money, and a set number of days to read them and walk away if something is wrong. You do not have to understand every page. You need to know which pages matter and what questions to ask.
This page shows you your review days, the inspection and reserve reports in plain words, and the costs to check before you commit.
What’s different for you
- Review the condo papers in 7 days. You can cancel within 7 days, not counting weekends and holidays, after signing and getting the papers.
- Check inspections and reserves. Buildings 3+ stories need milestone inspections and a reserve study; read the summaries.
- Ask about special assessments. Big repairs can mean extra payments.
- Apply for association approval. Some buildings must approve new owners first.
When you start in CloseHive from this page, your plan already includes these steps, along with the usual ones for buying in Brevard County. You always see what to do next, and your agent handles the how.
What to know
Your 7-day review period
On a resale condo, Florida law lets you cancel the contract by written notice within 7 days, not counting Saturdays, Sundays and legal holidays. The 7 days start after you sign the contract and receive the required papers. You cannot waive this right, and it ends at closing. If the papers arrive close to the closing date, you can move closing to as late as 7 days (not counting weekends and holidays) after you receive them.
The papers you are entitled to
The seller gives you, at the seller’s cost: the declaration of condominium, articles of incorporation, bylaws and rules, the annual financial statement and budget, and a Frequently Asked Questions and Answers sheet. You also get the summary of the building’s milestone inspection if it has one, the most recent structural integrity reserve study (or a statement that there isn’t one), and a turnover inspection report if one was done on or after July 1, 2023.
What a milestone inspection is
Florida requires a milestone inspection for condo buildings three stories or taller. It is due by December 31 of the year the building turns 30, then every 10 years. A local building office can require it at 25 years based on local conditions, such as being near salt water. A licensed architect or engineer first looks over the building (phase one). If they find substantial structural damage, a deeper phase two inspection is required.
What the reserve study tells you
A structural integrity reserve study looks at major parts of the building, like the roof, structure and waterproofing, and how much money should be saved for them. If the reserves are low, owners may face higher fees or a special assessment later. Read the summary and ask the association what repairs are planned.
Unpaid fees can follow the unit
Under Florida law, a new owner is jointly liable with the previous owner for assessments that were unpaid when the unit changed hands. That is why the title company orders an estoppel certificate. It shows what is owed. The association must issue it within 10 business days, and the base fee is capped at $250 (plus up to $100 for delivery within 3 business days).
Special assessments
A special assessment is an extra charge to owners, often for big repairs. Ask whether any are approved, planned or being discussed, and read recent board meeting minutes if you can. Ask your agent to make the contract clear on who pays any assessment approved before closing.
Association approval and insurance
Some condos must approve new owners before closing, which can take time. Apply as soon as you can. The association insures the building, but you usually need your own policy for the inside of your unit and your things. Ask your insurance agent what the association policy covers.
What to gather
- Write down the date you signed and the date you received every condo paper
- The declaration, bylaws, rules, budget and financial statement
- The Frequently Asked Questions and Answers sheet
- The milestone inspection summary, if the building has one
- The structural integrity reserve study, or the statement that there isn’t one
- Recent board meeting minutes, if available
- A list of any special assessments approved or planned
- The association’s approval application, sent in early
- Insurance quotes for the inside of the unit, and flood if needed
- Your own home inspection of the unit
Mistakes to avoid
- Letting the 7 days run out. Mark the deadline on your calendar the day you get the papers. If you want out, send written notice before it ends.
- Only reading the budget. The milestone summary and reserve study can tell you about big future costs. Read them, or ask your agent to walk through them with you.
- Not asking about assessments. Ask in writing whether any special assessments are approved or planned.
- Applying for approval late. Some approvals take weeks. Apply right after the contract is signed.
- Skipping your own inspection. The building inspections are about the structure. Your inspector checks your unit: plumbing, electrical, air conditioning and more.
Brevard County in numbers
- The typical home in Brevard County is worth about $339,600, and 77% of homes are lived in by their owners.
- Typical rent here is about $1,556 a month, including utilities.
Free help
Questions people ask
What is a milestone inspection?
A safety inspection Florida requires for condo buildings 3 or more stories tall by their 30th year (25th in some areas), then every 10 years.
What is a milestone inspection?
A structural inspection Florida requires for condo buildings 3 or more stories tall, due by the end of the year the building turns 30 (or 25 if the local building office requires it), then every 10 years.
How long do I have to cancel a condo contract in Florida?
On a resale, 7 days, not counting weekends and legal holidays, after you sign and receive the required papers. You cancel by written notice, and the right ends at closing.
What is a structural integrity reserve study?
A study of the building’s major parts and how much money the association should save to repair or replace them. Low reserves can mean higher fees or assessments later.
What if the building never did a reserve study?
The seller must give you the study or a statement that the association has not completed one. Ask why, and what that could mean for future costs.
Do I have to pay the last owner’s unpaid condo fees?
Florida law makes the new owner jointly liable for unpaid assessments. The estoppel certificate shows what is owed so it can be paid at closing.
What is an estoppel certificate?
A letter from the association that shows what is owed on the unit. The title company orders it before closing.
Do I need my own insurance in a condo?
Usually yes, for the inside of your unit and your things. Ask your insurance agent what the association’s policy covers.
Can the condo association turn me down?
Some associations must approve buyers, under their own documents. Ask about the process and timeline early.