Buying a Condo in Florida in 2026: The Due-Diligence Checklist

Florida's condo rules changed after the 2021 Surfside collapse. Buildings three habitable stories or taller now need periodic milestone inspections and a structural integrity reserve study (SIRS), and associations can no longer vote to skip saving for those repairs. That's good for safety, but it means the price of a unit is only part of what you pay: the building's condition, reserves and pending special assessments matter as much as the unit itself. Of the 27,968 registered condominiums in Florida, 70% were first recorded 30 or more years ago, the age at which milestone inspections are due.

The checklist

1. Look up the building's state record. Check its registration status, unit count, managing entity, SIRS filing and flood zone. Search any building below; a "Delinquent" status means the association is behind on state fees, which is worth asking about.
2. Get the milestone inspection summary. Required for buildings three habitable stories or taller, by December 31 of the year they turn 30 (or 25 where the local building department requires it), then every 10 years. If the inspector found substantial structural deterioration, a phase two inspection follows and repairs must begin within 365 days. The seller has to give you the inspector's summary.
3. Read the SIRS. Existing associations had to complete one by December 31, 2025. Compare the study's recommended yearly reserve funding with what the budget actually collects.
4. Ask about special assessments, in writing. Current, approved but not yet billed, and "being discussed". The estoppel certificate lists what's coming due; board minutes show what's coming next.
5. Read the budget. Look at the reserves line, insurance costs and how much fees have risen in the last two years. Associations with 25 or more units must post budgets, financial reports, the last 12 months of minutes and their inspection reports and reserve studies on a website or app.
6. Check flood zone and insurance. In FEMA zones starting with A or V, lenders typically require flood insurance. Of the condo buildings we've matched to FEMA flood maps, about 46% sit in those high-risk zones. Ask what the master policy covers and price your own HO-6 policy early.
7. Talk to your lender about the building, not just you. Buildings with critical repairs or significant deferred maintenance can be ineligible for conventional financing.
8. Use your 7-day review window. Resale buyers can cancel within 7 days, excluding weekends and legal holidays, after receiving the association's documents. Don't let it lapse unread.
9. Check the rules. Rental restrictions (minimum lease terms, waiting periods), pets, age restrictions and the association's approval process for new owners.
10. Inspect the unit. A home inspection covers the unit; the milestone inspection and SIRS cover the building. You need both.

Documents to ask for

Red flags

• No SIRS, or a SIRS whose recommended funding is far above what the budget collects.
• A phase two milestone inspection with repairs not yet funded.
• Minutes that mention loans, lines of credit or "funding the SIRS" without a decision.
• Fees that jumped sharply in the last year, or an association delinquent on state fees.
• Documents that are slow to appear: larger associations are required to post them.

Find a building

Searches all 27,968 registered Florida condominiums by name.

Frequently asked questions

Is 2026 a good time to buy a condo in Florida?

It can be, but only building by building. Florida's post-Surfside laws pushed costs onto older buildings that had underfunded reserves or delayed repairs, and some owners are selling because of rising fees and special assessments. A building with a completed SIRS, funded reserves and finished repairs can be a good buy; one that hasn't done that work can hand the bill to the next owner.

How many days do I have to cancel a Florida condo purchase?

For a resale, the buyer can cancel within 7 days, not counting Saturdays, Sundays and legal holidays, after receiving the association's documents (section 718.503(2), Florida Statutes). The documents include the declaration, bylaws, rules, budget and financial statement, the milestone inspection summary if there is one, and the most recent SIRS or a statement that none was completed.

How do I find out if a condo has a special assessment?

Ask for the estoppel certificate, which lists assessments scheduled to come due, and read the last 12 months of board minutes, where upcoming assessments are usually discussed first. Compare the reserve study's recommended funding with the actual reserve balance: a big gap is often filled by a special assessment.

Can I get a mortgage on an older Florida condo?

Often, but not always. Fannie Mae will not buy loans in condo projects that need critical repairs or have significant deferred maintenance, so a building with open structural repairs can leave buyers with cash or specialty loans only. Ask your lender to review the building before you sign.

What is a SIRS and why does it matter to a buyer?

A structural integrity reserve study estimates what the roof, structure, plumbing, electrical systems, waterproofing, windows and other key parts will cost to repair or replace, and how much the association must save each year. Since 2025 budgets, associations can't vote to skip those savings, so the SIRS tells you a lot about where monthly fees are heading.

More guides

• Florida Condo Milestone Inspections, Explained
• What Is a SIRS? Florida's Structural Integrity Reserve Study
• Florida Condo Special Assessments: How to Check Before You Buy
• How to Read a Condo Reserve Study (Florida Rules Included)