Brevard County · Selling
Selling a condo in Brevard County
The association papers, inspections and buyer’s review period, step by step.
Free · Agents who know Brevard County · Every step in one app
Selling a condo in Florida has more paperwork than selling a house, and the rules have changed several times in the last few years. If you have heard about building inspections, reserve studies or special assessments and felt your stomach drop, you are not alone.
Most of that worry comes from not knowing what is required. Once you see the list, it is shorter than it sounds. The association holds most of the papers, and your job is to request them early and share them on time.
The path is clear: gather the association’s papers, share the building’s inspection reports, order the estoppel letter that shows what you owe, and give the buyer their review time. Done in that order, a condo sale moves calmly.
What’s different for you
- Send the condo papers. The buyer gets the association’s papers, and their 7-day review starts then.
- Share the building’s inspections. Milestone inspection summaries and the reserve study, or a note that there isn’t one.
- Order the estoppel letter. It shows what’s owed so it can be paid at closing.
When you start in CloseHive from this page, your plan already includes these steps, along with the usual ones for selling in Brevard County. You always see what to do next, and your agent handles the how.
What to know
The papers every resale buyer gets
Florida law says a buyer under contract for a condo is entitled, at the seller’s expense, to current copies of: the declaration of condominium, the association’s articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector’s summary of the milestone inspection if one applies, the most recent structural integrity reserve study (or a statement that there is none), certain turnover inspection reports, and the “Frequently Asked Questions and Answers” document. The buyer also gets a governance form that explains how the association is run.
The buyer’s 7-day review
Florida law says a condo resale contract must include one of two clauses. Either the buyer got the papers more than 7 days (not counting Saturdays, Sundays and legal holidays) before signing, or the buyer may cancel by written notice within 7 days (not counting Saturdays, Sundays and legal holidays) after signing and receiving the papers. The law says any waiver of this right has no effect. The buyer may also push closing back up to 7 such days after getting the papers.
The milestone inspection
A milestone inspection is a structural check by a licensed architect or engineer. Florida law requires it for condo buildings three habitable stories or taller, by December 31 of the year the building turns 30 (based on its certificate of occupancy), and every 10 years after that. If your building has one, the buyer is entitled to the inspector’s summary.
The reserve study
A structural integrity reserve study (SIRS) looks at major parts of the building, such as the roof and structure, and estimates how much money to save for their repair or replacement. The buyer gets the most recent one, or a statement that the association has not completed one. Read it yourself before you list, so nothing in it surprises you during the sale.
The estoppel certificate
An estoppel certificate is a letter from the association that lists what is owed on your unit: regular dues, special assessments and any fees. Florida law says the association must issue it within 10 business days after a written or electronic request. It is good for 30 days if hand delivered or emailed, or 35 days if mailed. If the association finds a mistake during that time, it may issue an amended one at no charge.
Association approval and rules
Some condo associations must approve a buyer or a lease under their own documents. Check your declaration and rules early so you know how long approval takes. Plan your closing date around it, so the buyer is not left waiting.
Your options
What to gather
- The declaration of condominium, articles of incorporation, bylaws and rules
- The latest annual financial statement and budget
- The milestone inspection summary, if your building has one
- The latest structural integrity reserve study, or a statement that there is none
- The “Frequently Asked Questions and Answers” document from the association
- The governance form for condo buyers
- Contact details for the association or its manager, for the estoppel request
- Any notices of special assessments or upcoming votes
- Any approval forms the association requires for a buyer
Mistakes to avoid
- Waiting to request the papers. The buyer’s 7-day review cannot start until they have the papers. Ask the association for them as soon as you decide to sell.
- Not reading the reserve study yourself. Buyers will read it. Read it first, so you can answer questions and price the unit with its findings in mind.
- Ordering the estoppel too early. It is good for 30 days (35 if mailed). Order it once you have a contract and a closing date, so it does not expire before closing.
- Forgetting buyer approval. If your association approves buyers, find out how long it takes and build that time into the closing date.
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
How long can a condo buyer cancel?
Under Florida law a resale buyer can cancel within 7 days, not counting weekends and legal holidays, after signing and getting the papers.
How long does a Florida condo buyer have to cancel?
Under Florida law, a resale buyer can cancel by written notice within 7 days after signing and receiving the required papers, not counting Saturdays, Sundays and legal holidays. If the buyer got the papers more than 7 such days before signing, the contract says so instead.
Who pays for the condo documents?
Florida law says the buyer is entitled to the papers at the seller’s expense. Ask the association what it charges for copies.
What is an estoppel certificate?
It is a letter from the association showing what is owed on the unit, such as dues and assessments, so it can be paid at closing. The association must issue it within 10 business days of a request, and it is good for 30 days, or 35 if mailed.
Does my building need a milestone inspection?
Florida law requires one for condo buildings three habitable stories or taller, by December 31 of the year the building turns 30, and every 10 years after. Your association can tell you its status.
What if the association has no reserve study?
The buyer must still get a statement that the association has not completed a structural integrity reserve study. Your agent can explain how buyers and lenders tend to react to that.
Can the buyer waive the 7-day review?
No. Florida law says any attempted waiver of the 7-day cancel right has no effect.
What happens to a special assessment when I sell?
The estoppel certificate lists assessments that are owed or scheduled. Who pays what is decided in the contract, so agree on it in writing with the buyer.