Published October 9, 2026 · Recalde & Friedman, PLLC
Why the estoppel matters
A condo buyer is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer (§ 718.116, Fla. Stat.(1)(a)). The estoppel certificate tells everyone exactly what is owed so it can be paid at closing.
Deadline and delivery
- The association must issue the certificate within 10 business days after a written or electronic request from the owner, mortgagee, or their designee (§ 718.116, Fla. Stat.(8)).
- Each association must designate on its website a person or entity, with a street or email address, to receive estoppel requests.
- If the association misses the 10-business-day deadline, it may not charge a fee for that certificate (§ 718.116, Fla. Stat.(8)(d)).
Effective period
A certificate that is hand-delivered or sent electronically is effective for 30 days. A certificate sent by regular mail is effective for 35 days. If the association learns of a mistake within that period, it may deliver an amended certificate at no charge (§ 718.116, Fla. Stat.(8)(b)).
The protection: reliance
An association waives the right to collect any amount above what the certificate states from anyone who relies on it in good faith, and from that person's successors and assigns (§ 718.116, Fla. Stat.(8)(c)).
Fee caps
| Situation | Statutory cap |
|---|---|
| Standard (no delinquency) | $250 |
| Expedited, delivered within 3 business days | +$100 |
| Unit has a delinquent balance | up to +$150 |
| Multiple units, same owner, no delinquency | $750 (≤25), $1,000 (26–50), $1,500 (51–100), $2,500 (>100) |
The caps are adjusted every 5 years by CPI, and DBPR publishes the adjusted amounts (§ 718.116, Fla. Stat.(8)(i)). If the sale doesn't close and a non-owner payor submits a written refund request with documentation within 30 days after the scheduled closing date, the fee must be refunded within 30 days (§ 718.116, Fla. Stat.(8)(h)).
What's in it
The statute prescribes the form: owner names, unit and parking designation, regular assessment amount and paid-through date, itemized amounts owed and coming due during the effective period, special assessments, whether there is a right of first refusal or approval requirement, and more. If the account has been turned over to an attorney, the certificate must say so.
Closing a condo? See our residential closings page or the HOA estoppel guide.
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Last reviewed October 2026. Laws change; confirm current law before relying on this page.