Buying a condo in Highland Beach should feel exciting, not confusing. Yet many buyers reach the finish line only to be surprised by an unexpected fee or assessment. If you have heard the term “condo estoppel” and wondered what it means for your purchase, you are not alone. In this guide, you will learn what an estoppel is, why it matters in Florida, and how to use it to avoid last‑minute surprises in oceanfront and amenity-rich buildings. Let’s dive in.
What a condo estoppel is
A condo estoppel, sometimes called a resale or estoppel certificate, is an official statement from the condominium association about a specific unit. It confirms the unit’s financial and legal status at a moment in time. In plain terms, it tells you what you will take on as the new owner.
In Florida, estoppels are part of the framework of the Florida Condominium Act in Chapter 718. The association states the facts it will rely on, and it cannot later contradict them for that effective date. This protects you and your lender, and it helps the association collect what is owed.
Why this matters in Highland Beach
Highland Beach condos sit on the coast, with salt air, wind, and water adding wear over time. Many buildings also have extensive amenities like pools, spas, fitness centers, elevators, and garage structures. These features deliver the lifestyle you want, but they also increase maintenance costs and capital needs. After the Surfside tragedy in 2021, buildings across Florida face more scrutiny around inspections, reserves, and transparency. You want to know the building is following the rules and funding future work.
Your estoppel is the first clear snapshot of the unit’s account, upcoming costs, and any risks that could affect your budget or closing.
What the estoppel should include
Use this as a quick map of what to look for when you receive the document.
Money details
- Current monthly or quarterly assessment amount and due dates
- Whether the seller’s account is paid up or in arrears
- Any special assessments approved, under vote, or anticipated, plus payment schedules
- Other charges tied to the unit, such as parking, storage, or recreation fees
- Any recorded liens for unpaid assessments, fines, or other charges
- A summary of reserve funding and whether reserves are short or fully funded
Insurance essentials
- What the master policy covers and your responsibilities as a unit owner
- Windstorm and hurricane deductibles, and how deductibles may be allocated to owners
- Any recent or open insurance claims tied to common areas
- For flood risk details and zone information, review the building on the FEMA Flood Map Service Center
Rules and operations
- References to governing documents, rules, and regulations
- Leasing and rental restrictions, including term minimums or caps
- Pet rules, smoking policies, storage and parking assignments, and related fees
- Whether the unit is owner occupied or leased, and when a current lease began
Legal and compliance
- Pending litigation that may lead to costs for owners
- Notices of code violations, open permits, or required repairs to common elements
- Engineering or structural reports on file, especially for older or oceanfront buildings
Administrative details
- The preparation date, effective date, and how long the estoppel is valid
- Standard and expedited fees charged to produce the document
- Management contact information and payoff instructions for closing
- Any required request forms and who can request the estoppel
For broader background on estoppels and association governance, the Community Associations Institute offers helpful buyer guidance. You can also review practical Florida closing tips from Florida Realtors.
Timelines, fees, and who orders it
In most Florida condo resales, the buyer or the buyer’s agent orders the estoppel after the contract is signed. Some sellers choose to order it, and lenders may also require a current copy. Associations set their own processing times. Many provide a standard turnaround in several business days and offer an expedited option for an extra fee.
Because the estoppel has a limited validity window, request it early in your escrow period. If your closing date slips past the expiration, you may need to order an updated estoppel. Check your contract for who pays the fee and whether there are separate charges for documents like budgets, minutes, or insurance certificates.
Highland Beach specifics to review
Beachfront living comes with unique factors. Be sure to confirm these details during your review.
- Insurance and hurricane risk. Review the master policy and ask about windstorm or hurricane deductibles. Large deductibles can be shared across owners after a covered loss. For broader context on Florida insurance market conditions, see the Florida Office of Insurance Regulation.
- Flood exposure. Confirm the building’s flood zone and elevation using the FEMA Flood Map Service Center. Many oceanfront buildings carry flood coverage, and your lender may require it.
- Reserve funding and structural inspections. Salt air can speed corrosion. Request recent reserve studies, funding status, and any engineering or structural reports, including items tied to state or local recertification.
- Amenity upkeep. Pools, spas, fitness centers, elevators, and garages bring higher ongoing costs. Ask about recent and planned capital projects.
- Leasing rules. If you plan to rent, confirm minimum lease terms, occupancy limits, and any caps on rentals.
- Local records. Check permits, inspections, or code items with the Town of Highland Beach.
A buyer checklist you can use
Here is a focused list to guide your due diligence in Highland Beach:
- Order the estoppel right after the contract is signed
- Review the association budget and financials from the last 12 to 24 months
- Request the most recent reserve study and a record of reserve-funded projects
- Read board meeting minutes for the last 12 to 24 months
- Get the master insurance declarations and certificate of insurance, and ask about wind deductibles and recent claims
- Review the governing documents and any amendments
- Request engineering or structural reports and proof of inspection or recertification compliance
- Ask for the current rental policy, a list of unit rentals, and occupancy status
- Confirm the fee schedule for the estoppel, document copies, transfers, and move-in or move-out
- Verify parking, locker, or storage rights that run with the unit
- Search Palm Beach County public records for liens or recorded assessments, and check local permits with the Town
If you want a printable summary, Florida buyers can find useful resale tips from Florida Realtors.
Red flags to escalate quickly
If you see any of the items below, pause and discuss next steps with your agent and a Florida real estate attorney.
- Recent or recurring special assessments, or a large assessment under discussion
- Low or negative reserves on the financial statements
- Significant or ongoing litigation against the association
- Large or unusual insurance claims, or very high wind deductibles
- Frequent board turnover, or any management or financial irregularities noted in minutes
- Missing, outdated, or failed engineering inspections or recertification items
Coordinate with your lender and title team
Many lenders now require very current association information. Align the estoppel timing with your loan milestones. If the estoppel will expire before closing, order an update so the closing team has current figures.
At closing, confirm the estoppel’s payoff amounts match the final prorations and closing statement. If a new fee or assessment appears after the estoppel effective date, your contract should say how to handle it, whether by seller payoff, an escrow holdback, or a delay to resolve the issue.
Pro tips for oceanfront condos
- Ask for clarity on hurricane and wind deductibles. A percentage deductible can add up fast after a storm.
- Compare reserve funding to the reserve study. If reserves are short, special assessments are more likely for big projects.
- Look for patterns in board minutes. Repeated deferrals of repairs or frequent elevator outages can hint at upcoming costs.
- Confirm what your unit insurance must cover versus the master policy. Your agent or lender can help you align coverage.
- Verify parking and storage tied to your unit on the estoppel and in governing documents.
For general education on association operations and buyer preparedness, the Community Associations Institute offers helpful resources.
Local records to check before you commit
Public records help you verify what you see in the estoppel. Review Palm Beach County official records for any recorded liens or documents tied to the association. Check permits, inspections, and code items with the Town of Highland Beach. Use the FEMA Flood Map Service Center to confirm flood zone and elevation information for the building.
Your next step
Reading an estoppel is more than a formality. It is the backbone of smart condo due diligence in Highland Beach. When you pair the estoppel with budgets, minutes, reserve studies, insurance declarations, and a quick look at public records, you gain a clear picture of your true monthly costs and any near-term risks.
If you want help navigating the process, including building-level guidance and lender coordination, connect with Judith Randon Realty Inc. We specialize in Highland Beach oceanfront and amenity-rich condominiums and can guide you from search to closing with clarity and care.
FAQs
Who pays for the estoppel in a Highland Beach condo purchase?
- Usually the buyer or buyer’s agent orders and pays, but contracts vary; check your purchase agreement and association fee schedule.
How long does a Florida condo estoppel take to receive?
- Plan for several business days for standard processing; many associations offer expedited service for an extra fee, so order early.
What if the estoppel shows a lien or a large special assessment?
- Raise it at once with your agent and attorney; the seller may need to resolve it, or you may renegotiate or delay closing per contract terms.
Can fees or assessments change after the estoppel is issued?
- Yes, the estoppel reflects the association’s position on its effective date; future board actions can approve new assessments, so review recent minutes.
Is a condo estoppel the same as a title search in Palm Beach County?
- No; the estoppel covers association statements for the unit, while a title search reviews public records for recorded liens or encumbrances.
