01
Where Your Condo Estoppel Certificate Comes From
There are two ways to produce a Florida condo estoppel certificate. A document portal takes an order and assembles a packet from whatever data it can pull, then adds a fee on top. CommunityPay generates the certificate from the association’s live ledger, with the statutory fee going to the association — not a middleman.
Document portal
- Orders a packet and waits on the association to supply figures.
- Assembles a PDF from uploaded or re-keyed data.
- Adds a service fee on top of the statutory charge.
- No live tie back to the books behind each number.
CommunityPay
- Generated from the association’s live ledger in minutes.
- Every disclosure item mapped to its statutory subsection.
- The statutory fee ($299) goes to the association — no portal markup.
- SHA-256 content hash and an immutable audit trail.
The statutory fee goes to the association — not a portal.
Florida caps the condo estoppel certificate at $299.
A document portal layers its own service fee on top of that statutory charge. Generating the
certificate from the association’s own ledger does not.
02
What Florida Requires
The compliance profile that governs a Florida condominium estoppel certificate, with the fee cap, delivery deadline, and buyer review period for each. Every figure is read from the live profile registry.
Florida Condominium Act
Fla. Stat. §718.116 · 19 required items
03
Required Disclosure Items
The statutory items that must appear in the certificate, each mapped to its subsection of law. This is the checklist title officers and board members use to verify completeness.
Florida Condominium Act
Fla. Stat. §718.116 · 19 items
(8)(a)4
Parking space or storage unit designation for the unit
“Parking or garage space number, as reflected in the books and records of the association:”
(8)(a)8.b-c
Assessment paid-through date and next assessment due date
“b. The regular periodic assessment is paid through (insert date paid through) . c. The next installment of the regular periodic assessment is due (insert due date) in the amount of $ .”
(8)(a)8.d
All assessments, fees, and charges levied against the unit, itemized
“An itemized list of all assessments, special assessments, and other moneys owed on the date of issuance to the association by the unit owner for a specific unit is provided.”
(8)(a)8.e
Approved special assessments that are scheduled to be levied
“An itemized list of any additional assessments, special assessments, and other moneys that are scheduled to become due for each day after the date of issuance for the effective period of the estoppel certificate is provided. In calculating the amounts that are scheduled to become due, the association may assume that any delinquent amounts will remain delinquent during the effective period of the estoppel certificate.”
(8)(a)8.e
Itemized assessments, special assessments, and other moneys scheduled to become due for each day of the certificate's effective period
“An itemized list of any additional assessments, special assessments, and other moneys that are scheduled to become due for each day after the date of issuance for the effective period of the estoppel certificate is provided. In calculating the amounts that are scheduled to become due, the association may assume that any delinquent amounts will remain delinquent during the effective period of the estoppel certificate.”
(8)(a)8.f
Capital contribution or transfer fees due upon sale or transfer
“Is there a capital contribution fee, resale fee, transfer fee, or other fee due? (Yes) (No). If yes, specify the type and the amount of the fee.”
(8)(a)8.f
Other fees payable by the unit owner to the association
“Is there a capital contribution fee, resale fee, transfer fee, or other fee due? (Yes) (No). If yes, specify the type and the amount of the fee.”
(8)(a)5
Attorney name and contact information if the account is delinquent and has been turned over for collection (no fee may be charged for this information)
“Attorney's name and contact information if the account is delinquent and has been turned over to an attorney for collection. No fee may be charged for this information.”
(8)(a)8.g
Outstanding violations of record against the unit
“Is there any open violation of rule or regulation noticed to the unit owner in the association official records? (Yes) (No).”
(8)(a)8.h
Whether board approval is required for transfer of the unit
“Do the rules and regulations of the association applicable to the unit require approval by the board of directors of the association for the transfer of the unit? (Yes) (No). If yes, has the board approved the transfer of the unit? (Yes) (No).”
(8)(a)8.i
Right of first refusal and whether it has been exercised
“Is there a right of first refusal provided to the members or the association? (Yes) (No). If yes, have the members or the association exercised that right of first refusal? (Yes) (No).”
(8)(a)8.j
Other associations or entities serving the property
“Provide a list of, and contact information for, all other associations of which the unit is a member.”
(8)(a)8.k
Insurance coverage description and contact information for insurance agent
“Provide contact information for all insurance maintained by the association.”
(8)(b)
Certificate validity period and preparation date
“An estoppel certificate that is hand delivered or sent by electronic means has a 30-day effective period. An estoppel certificate that is sent by regular mail has a 35-day effective period. If additional information or a mistake related to the estoppel certificate becomes known to the association within the effective period, an amended estoppel certificate may be delivered and becomes effective if a sale or refinancing of the unit has not been completed during the effective period. A fee may not be charged for an amended estoppel certificate. An amended estoppel certificate must be delivered on the date of issuance, and a new 30-day or 35-day effective period begins on such date.”
(2)(a)1-3
Declaration, articles, bylaws, rules, and all amendments
“Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: 1. The declaration of condominium. 2. Articles of incorporation of the association. 3. Bylaws and rules of the association.”
(2)(a)4
Current year operating budget
“4. An annual financial statement and annual budget of the condominium association.”
(2)(a)4
Most recent financial report or balance sheet
“4. An annual financial statement and annual budget of the condominium association.”
(2)(a)6
Amount of reserves and designation for specified projects
“6. The association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study.”
(2)(a)1
Restrictions on use, lease, or rental of the unit
“Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: 1. The declaration of condominium.”
“Unknown” is truthful. When a board-confirmed item has not been
provided, the certificate discloses it as “unknown” with an explanatory statement.
It never omits a required item and never fabricates an answer.
04
Order a Florida Condo Estoppel Certificate
For an association that uses CommunityPay, title companies, escrow officers, agents, and sellers can request a certificate without an email chain. The board reviews the disclosures and approves; the certificate is generated from the live ledger and delivered. For any other association, ask its board or its management company.
01
Request. Submit through the request form (or the Title Company API). The address is matched to the association and unit.
02
Board review. The request queues in the association’s Vault. The board confirms board-level disclosures and approves.
03
Generated. Live data is pulled from the ledger, the estoppel certificate is produced under Fla. Stat. §718.116, and a SHA-256 hash is stamped.
04
Delivered. The requestor is notified; a callback fires if one was provided. The certificate lives in the Vault with a full event log.
05
Condo Requirements in Other States
CommunityPay generates condominium estoppel certificates from live ledger data across every state with a verified compliance profile. Each page details that state’s statute, disclosure items, fee cap, and deadlines.
Washington
RCW 64.34.425
Washington condo resale certificate →
California
Cal. Civ. Code §4525
California condo resale certificate →
Oregon
ORS 94.670
Oregon condo resale certificate →
Texas
Tex. Prop. Code §82.157
Texas condo resale certificate →
Colorado
C.R.S. §38-33.3-316
Colorado condo resale certificate →
Nevada
NRS 116.4109
Nevada condo resale package →
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Order a resale or condo certificate
For an association that uses CommunityPay: its board reviews, then it ships from the live ledger.
Start a request →
A estoppel certificate is only as trustworthy as the data behind it. When it is generated from the same system of record that processes payments, tracks reserves, and enforces governance controls, every figure is verifiable back to the source transaction.