What must a Florida condo seller give the buyer?
When a condominium unit is resold (a non-developer sale), the seller must give the buyer a disclosure package at the seller's expense: the declaration, articles, bylaws, and rules; the association's Q&A/FAQ sheet; the Division's governance form; the most recent year-end financials and budget; the milestone inspection summary (if applicable); the most recent SIRS (or a statement that none was done); and the turnover inspection report, for turnover inspections performed on or after July 1, 2023.
The buyer also gets a rescission (cancellation) right: 7 days — excluding Saturdays, Sundays, and legal holidays — after signing the contract and receiving the documents, whichever is later (HB 913 extended the window from 3 days for contracts on or after July 1, 2025). Because the clock starts only when the documents are actually received, undelivered documents keep the cancellation right open — though it terminates at closing. A contract missing the required conspicuous disclosure clauses is voidable by the buyer before closing.
Separately, an estoppel certificate is a document the association gives at closing stating what a unit owner owes. The association must deliver it within 10 business days of a request or it may not charge a fee at all; the fee is capped (the statute prints $250 base, +$100 expedited when delivered within 3 business days, +$150 for a delinquent account — DBPR publishes CPI-adjusted amounts every 5 years), and the certificate binds the association even if it turns out to be wrong (§ 718.116(8)).
What § 718.503; § 718.116(8) says, section by section
| Subsection | Plain-English translation | Citation |
|---|---|---|
| 718.503(2) | Resale disclosure package (seller's expense): declaration; articles; bylaws and rules; Q&A sheet (§ 718.504); the Division's governance form ((2)(b)); most recent financials + budget; milestone summary, if applicable; most recent SIRS or none-completed statement; turnover inspection report (inspections performed on or after Jul 1 2023); conspicuous statutory contract clause. | § 718.503(2) |
| 718.503(2) (rescission) | Buyer may rescind within 7 days, excluding Saturdays, Sundays, and legal holidays, after contract execution and document receipt (window extended from 3 days for contracts on/after Jul 1, 2025, HB 913); the right terminates at closing. A contract lacking the required conspicuous clauses is voidable by the buyer before closing — and undelivered documents keep the rescission clock from starting. | § 718.503(2)(d) |
| 718.112(2)(k) (transfer fee) | Association transfer/approval fee capped at $150/applicant (only if the association must approve the transfer and the fee is authorized in the governing docs; spouses or a parent with dependent children count as one applicant; DBPR CPI-adjusts every 5 years). | § 718.112(2)(k) |
| 718.116(8) | Estoppel certificate: delivered within 10 business days or no fee may be charged; statutory fee caps $250 base / +$100 expedited (delivered within 3 business days) / +$150 delinquent (DBPR publishes CPI-adjusted amounts — currently $299/$119/$179 per its website); effective 30 days (hand/electronic) or 35 days (mail); certificate binds the association. | § 718.116(8) |