Florida Condo Buyer Due Diligence Checklist

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diligence complete

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items unresolved

PUBLIC + TRANSACTION RECORDSMilestone inspection status and reportConfirm whether the building is subject to milestone inspection, whether Phase 1 is complete, whether Phase 2 was triggered, and obtain the actual report when available.

ASSOCIATION DOCUMENTStructural Integrity Reserve Study (SIRS)Obtain the current SIRS and understand the major structural components, timing assumptions and reserve funding requirements.

FINANCIALCurrent budget and reserve contributionCompare current reserve funding with the SIRS/reserve recommendations instead of looking only at monthly dues.

FINANCIALBalance sheet and reserve cashUnderstand actual operating and reserve balances, not just budgeted amounts.

FINANCIALRecent P&L / year-to-date resultsLook for meaningful budget variance, operating deficits or unusual cost pressure.

ASSESSMENTSCurrent, recent and discussed special assessmentsAsk about approved assessments and board discussions that could become assessments after closing.

INSURANCEAssociation insuranceObtain current association insurance information and note material coverage or cost changes. A licensed professional should interpret coverage.

LEGAL / GOVERNANCEPending litigation and material disputesAsk about current litigation or claims that could affect finances, operations or transaction eligibility.

GOVERNANCERecent board minutes and repair plansMinutes can surface projects, cost estimates, engineering findings and assessment discussions before they appear elsewhere.

PUBLIC RECORD IDENTITYExact association entity and building matchVerify the association/legal entity and the building you are actually evaluating so public-record research is tied to the correct property.

Two different jobs are hiding inside “condo diligence.”

Transaction documents—budgets, SIRS, board minutes, insurance, litigation details and internal financials—usually need to come from the seller, association, property manager, lender or your professionals.

Public-record signals—corporate standing, building-age/milestone exposure signals and available DBPR/public filings—can be researched independently. Ops Control HQ’s paid Snapshot focuses on this public-record layer and clearly identifies missing or ambiguous matches.

Get the $79 public-record Snapshot + 30-day watch Check SIRS / milestone timing free

What the $79 Snapshot is—and is not

For one Florida condo association/building, we research source-backed public signals, document the exact sources and dates, flag missing/conflicting matches, and watch those tracked public signals for 30 days. It does not replace the association document package or professional legal, engineering, insurance, lending, appraisal, inspection or investment diligence.

Before you write the offer, know what you still don’t know.

Two different jobs are hiding inside “condo diligence.”

What the $79 Snapshot is—and is not