Florida estoppels explained

What is an estoppel certificate in Florida?

An estoppel certificate, also known as a resale certificate or estoppel, is a document that provides an overview of a property owner's financial standing within a homeowners association (HOA) or condominium association (COA). Typically requested when selling or refinancing a unit or home, this certificate helps prospective buyers understand what they’re stepping into before completing a transaction. An estoppel is specific to property ownership and resale within community associations.

In Florida, estoppels are governed by statutes related to condominiums (Chapter 718), cooperatives (Chapter 719), and homeowners associations (Chapter 720). These laws help shape the standard expectations and timelines for delivering estoppels to interested parties.

This article is not intended to and does not constitute legal advice or create an attorney-client relationship. Board members should consult their association’s attorney to discuss the legal implications of their decisions or actions prior to proceeding.
 

Estoppels vs. resale packages

A FL estoppel outlines key financial details about a property as well as information pertaining to the property and association, while a resale package includes that certificate along with important community documents like, declaration, by-laws, as well as information about rental restrictions, pet policies, or architectural guidelines that apply to the property. 
 

How do I get a resale certificate in Florida?

If you're selling a home or unit in a in an HOA or COA, you can typically request an estoppel through your property management company or association directly. In professionally managed communities, this process can often be streamlined through a resident portal, third-party platform, or dedicated staff members.

Once requested, the association or management company provides the information required by Florida law. In Florida, an association’s obligation to deliver an estoppel certificate arises when it receives a request in writing from the seller, or a seller authorized party such as an attorney or title agent. Once requested, the association must typically provide the document within 10 business days.

It’s worth noting that while property managers often prepare the document, the association is generally responsible for the accuracy of its contents. That’s why many boards and managers work closely to provide accurate, timely certificates for every transaction.
 

How much does it cost to get an estoppel certificate in Florida?

In Florida, an association can generally charge up to $250 for the preparation and delivery of the certificate. If there are delinquent amounts owed on the account, the association may charge an additional $150. If the requester asks for expedited delivery (within three business days) an extra $100 fee may also be applied. This means the maximum total fee an association can legally charge for a resale certificate, under all applicable conditions, is typically about $500.

It’s important to remember that these fees are not random; they cover the administrative time and resources required to compile, verify, and deliver a comprehensive and legally compliant packet of information. In some communities, the fee also supports ongoing record-keeping and legal compliance for future transactions.
 

Who pays for the resale certificate in Florida?

Sellers often pay this fee as part of their closing costs, but it can also be negotiated between buyer and seller depending on the terms of the sale. In many transactions, the seller covers the cost up front to support a smooth transfer of information to the buyer, especially since the certificate is typically required before closing can proceed. However, some contracts may specify that the buyer reimburses the seller at closing, or that the buyer pays the fee directly. It’s important for both parties to clarify this responsibility early in the process and document it in the purchase agreement.
 

How the right property management company can help

Whether you're a seller preparing for closing or a buyer reviewing disclosures, the estoppel certificate is a document worth understanding. It adds clarity to the transaction and helps all parties move forward with greater peace of mind. For association board members, it’s an opportunity to reinforce transparency and trust within the community.

FirstService Residential works with associations across Florida to support the timely, accurate preparation of estoppels and other essential disclosures. Our local teams and in-house experts collaborate with boards to help streamline every step of the sales process, from document preparation to compliance.

If you're navigating the sale of a home or unit in a managed community and need guidance on Florida estoppels, we’re here to help. Contact a member of our team today to learn how our property management professionals can support your community’s goals — and simplify life for residents and board members alike.