This Florida condo report identifies critical items under new SB 4D legislation. The building's Milestone Inspection status and Structural Integrity Reserve Study (SIRS) compliance are key concerns — buildings 3+ stories and 30+ years old now face mandatory inspections. Wind mitigation, hurricane damage history, and HOA reserve funding require immediate verification. The Condo Governance FAQ sheet must be provided per Florida law.
| ID | Check | Risk | Findings & Evidence |
|---|---|---|---|
| TO1 | Tenure Type | Medium | Review recommended for Tenure Type. State-specific regulations and provided documentation suggest potential implications. Is it Fee Simple, Condo, TIC, Co-op, or Leasehold land? Source: Tenure Type referenced in state-specific disclosure, title report, or official records. |
| TO2 | Vesting & Ownership | Medium | Review recommended for Vesting & Ownership. State-specific regulations and provided documentation suggest potential implications. Identify Trusts, LLCs, or Individuals; check signatory authority. Source: Vesting & Ownership referenced in state-specific disclosure, title report, or official records. |
| TO3 | Sale Type | Medium | Review recommended for Sale Type. State-specific regulations and provided documentation suggest potential implications. Is it a Standard, Trustee Sale, REO, Probate, Partition, or Short Sale? Source: Sale Type referenced in state-specific disclosure, title report, or official records. |
| TO4 | Possession & Occupancy | High | Critical attention required for Possession & Occupancy. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. Is it Owner, Tenant, Squatter, Rent-back, or Vacant? Source: Possession & Occupancy referenced in state-specific disclosure, title report, or official records. |
| TO5 | Tenant Rights | Medium | Review recommended for Tenant Rights. State-specific regulations and provided documentation suggest potential implications. Are there Rent Control, Just Cause eviction, Section 8, or Lease termination risks? Source: Tenant Rights referenced in state-specific disclosure, title report, or official records. |
| ID | Check | Risk | Findings & Evidence |
|---|---|---|---|
| P1 | Property Condition | Low | Low risk identified for Property Condition. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Describe overall condition (tear-down, shell, renovated). Any deferred maintenance? Source: Property Condition referenced in state-specific disclosure, title report, or official records. |
| P2 | Unpermitted Work | Low | Low risk identified for Unpermitted Work. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Are there illegal additions, garage conversions, or unpermitted ADUs? Source: Unpermitted Work referenced in state-specific disclosure, title report, or official records. |
| P3 | Structural & Foundation | Medium | Review recommended for Structural & Foundation. State-specific regulations and provided documentation suggest potential implications. Are there foundation issues, settling, or structural engineering reports? Source: Structural & Foundation referenced in state-specific disclosure, title report, or official records. |
| P4 | Environmental Hazards | Low | Low risk identified for Environmental Hazards. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Is there Lead Paint, Asbestos, Mold, Underground Storage Tanks (USTs)? Source: Environmental Hazards referenced in state-specific disclosure, title report, or official records. |
| P5 | Natural Hazards | Medium | Review recommended for Natural Hazards. State-specific regulations and provided documentation suggest potential implications. Is it in a Flood Zone (FEMA), Fire Zone, Earthquake fault, or Landslide zone? Source: Natural Hazards referenced in state-specific disclosure, title report, or official records. |
| P6 | Pest & Wood | High | Critical attention required for Pest & Wood. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. Are there Termites, Dry Rot, Beetle infestation? Is there a Section 1 clearance? Source: Pest & Wood referenced in state-specific disclosure, title report, or official records. |
| P7 | Utility Infrastructure | Medium | Review recommended for Utility Infrastructure. State-specific regulations and provided documentation suggest potential implications. Check Sewer Lateral compliance, Septic Tank, Well, and Lead Service Lines. Source: Utility Infrastructure referenced in state-specific disclosure, title report, or official records. |
| P8 | Wind Mitigation | High | Wind Mitigation Inspection report shows hip roof geometry with hurricane straps. Opening protection via impact-rated windows. This qualifies for significant insurance premium reductions. Source: Wind Mitigation referenced in state-specific disclosure, title report, or official records. |
| P9 | Milestone Inspection (SB 4D) | High | Building is 35 years old and 4 stories — subject to SB 4D Milestone Inspection under FS 553.899. Phase 1 visual inspection complete; Phase 2 structural testing pending. SIRS reserve study shows 62% funding — below the recommended threshold. Source: Milestone Inspection (SB 4D) referenced in state-specific disclosure, title report, or official records. |
| ID | Check | Risk | Findings & Evidence |
|---|---|---|---|
| L1 | Title Vesting & Quality | Low | Low risk identified for Title Vesting & Quality. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Is it insurable title? Are there gaps in chain of title? Source: Title Vesting & Quality referenced in state-specific disclosure, title report, or official records. |
| L2 | Liens & Encumbrances | High | Critical attention required for Liens & Encumbrances. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. Are there Mechanics liens, Tax liens (IRS/State), Judgments, or Lis Pendens? Source: Liens & Encumbrances referenced in state-specific disclosure, title report, or official records. |
| L3 | Easements & Encroachments | Medium | Review recommended for Easements & Encroachments. State-specific regulations and provided documentation suggest potential implications. Are there shared driveways, utility easements, or fence encroachments? Source: Easements & Encroachments referenced in state-specific disclosure, title report, or official records. |
| L4 | Covenants (CC&Rs) | Low | Low risk identified for Covenants (CC&Rs). Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Are there use restrictions, age restrictions, or pet restrictions? Source: Covenants (CC&Rs) referenced in state-specific disclosure, title report, or official records. |
| L5 | Pending Litigation | Low | Low risk identified for Pending Litigation. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Is there any Lis Pendens, foreclosure action, or quiet title suit? Source: Pending Litigation referenced in state-specific disclosure, title report, or official records. |
| L6 | Foreclosure/Redemption | Low | Low risk identified for Foreclosure/Redemption. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Is there a Right of Redemption (IRS or State)? Is it a Judicial foreclosure? Source: Foreclosure/Redemption referenced in state-specific disclosure, title report, or official records. |
| L7 | Severed Rights | Medium | Review recommended for Severed Rights. State-specific regulations and provided documentation suggest potential implications. Are Mineral, Oil, Gas, or Air rights severed? Is there a surface waiver? Source: Severed Rights referenced in state-specific disclosure, title report, or official records. |
| ID | Check | Risk | Findings & Evidence |
|---|---|---|---|
| H1 | Condo Governance form | High | The FAQ sheet required under Florida condo law has been provided. It confirms no pending special assessments, current insurance coverage, and no ongoing litigation against the association. Source: Condo Governance form referenced in state-specific disclosure, title report, or official records. |
| H2 | HOA Financials | High | Critical attention required for HOA Financials. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. Are the Reserves healthy (>70% funded)? Is there a budget deficit? Source: HOA Financials referenced in state-specific disclosure, title report, or official records. |
| H3 | Special Assessments | High | HOA minutes discuss a proposed special assessment for structural repairs related to SB 4D compliance. Estimated at $15,000-25,000 per unit. Source: Special Assessments referenced in state-specific disclosure, title report, or official records. |
| H4 | Litigation | Medium | Review recommended for Litigation. State-specific regulations and provided documentation suggest potential implications. Is the HOA involved in construction defect or other litigation? Source: Litigation referenced in state-specific disclosure, title report, or official records. |
| H5 | Rental Restrictions | Low | Low risk identified for Rental Restrictions. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Is there a Rental Cap, min lease term (30 days), or STR ban? Source: Rental Restrictions referenced in state-specific disclosure, title report, or official records. |
| H6 | Rules & Violations | Medium | Review recommended for Rules & Violations. State-specific regulations and provided documentation suggest potential implications. Are there active violations against the unit? Architectural guidelines? Source: Rules & Violations referenced in state-specific disclosure, title report, or official records. |
| ID | Check | Risk | Findings & Evidence |
|---|---|---|---|
| Z1 | Zoning Code | High | Critical attention required for Zoning Code. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. What is the Zoning (e.g., R1, R2, Commercial)? Does use match zoning? Source: Zoning Code referenced in state-specific disclosure, title report, or official records. |
| Z2 | Land Use Restrictions | Medium | Review recommended for Land Use Restrictions. State-specific regulations and provided documentation suggest potential implications. Are there Historic District rules, Coastal Commission, or specific overlays? Source: Land Use Restrictions referenced in state-specific disclosure, title report, or official records. |
| Z3 | Development Potential | High | Critical attention required for Development Potential. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. Can you add an ADU? Split the lot? SB9 capability? Source: Development Potential referenced in state-specific disclosure, title report, or official records. |
| Z4 | Code Violations | High | Critical attention required for Code Violations. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. Are there open Order to Comply, Red Tags, or Abatement notices? Source: Code Violations referenced in state-specific disclosure, title report, or official records. |
| Z5 | Short Term Rental | Low | Low risk identified for Short Term Rental. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Is Airbnb/STR allowed by city ordinance? Source: Short Term Rental referenced in state-specific disclosure, title report, or official records. |
| ID | Check | Risk | Findings & Evidence |
|---|---|---|---|
| F1 | Purchase Price & Deposit | High | Critical attention required for Purchase Price & Deposit. Documentation review indicates potential compliance or valuation concerns that should be verified by qualified local professionals. Confirm the non-refundable deposit amount/percentage. Source: Purchase Price & Deposit referenced in state-specific disclosure, title report, or official records. |
| F2 | Special Taxes & districts | Medium | Review recommended for Special Taxes & districts. State-specific regulations and provided documentation suggest potential implications. Are there Special Improvement Districts (SIDs/LIDs) or PACE liens? Source: Special Taxes & districts referenced in state-specific disclosure, title report, or official records. |
| F3 | Transfer & Recordation | Medium | Review recommended for Transfer & Recordation. State-specific regulations and provided documentation suggest potential implications. Who pays City/County Transfer Tax? Who pays Recording fees? Source: Transfer & Recordation referenced in state-specific disclosure, title report, or official records. |
| F4 | Prorations & Credits | Low | Low risk identified for Prorations & Credits. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. How are property taxes and HOA dues prorated? Any seller credits? Source: Prorations & Credits referenced in state-specific disclosure, title report, or official records. |
| F5 | Closing Timeline | Medium | Review recommended for Closing Timeline. State-specific regulations and provided documentation suggest potential implications. Is it strict 30-day closing? Is there a per diem penalty? Source: Closing Timeline referenced in state-specific disclosure, title report, or official records. |
| ID | Check | Risk | Findings & Evidence |
|---|---|---|---|
| S1 | Seller Disclosures | Low | Low risk identified for Seller Disclosures. Documentation appears satisfactory based on initial assessment. Confirm with local professionals. Summary of Seller Property Disclosure Statement (if provided). Source: Seller Disclosures referenced in state-specific disclosure, title report, or official records. |
| S2 | Title Commitment | Medium | Review recommended for Title Commitment. State-specific regulations and provided documentation suggest potential implications. Summary of Title Commitment requirements and exceptions. Source: Title Commitment referenced in state-specific disclosure, title report, or official records. |
| S3 | Local Reports | Medium | Review recommended for Local Reports. State-specific regulations and provided documentation suggest potential implications. Summary of any mandatory local city/county reports. Source: Local Reports referenced in state-specific disclosure, title report, or official records. |
Disclaimer: This report is for information purposes and does not constitute formal legal advice. Always consult with a qualified real estate professional or attorney.
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