What Is the Florida Condo Disclosure Package?
In Florida, the condo resale disclosure package (also called the disclosure documents or disclosure document set) is a mandatory collection of materials the seller's agent or the condo association must provide to a buyer before closing. This package includes financial statements, governing documents, meeting minutes, and reserve studies that give you a complete picture of the association's health and obligations. Understanding what belongs in this packet is your first line of defense against surprise assessments or hidden disputes after you move in.
- The disclosure package is the same as the resale package—both terms describe the seller-provided stack of HOA and condo association records.
- Florida Statute 718.504 requires the association to deliver these documents within 5 business days of a written request from a buyer or buyer's agent.
- The package must be provided before the buyer removes contingencies, giving you time to review and negotiate if items are missing or concerning.
Required Documents in a Florida Condo Resale Package
Florida law specifies which documents must be included in the disclosure package. Missing any of these items is a red flag and may give you grounds to renegotiate, extend your review period, or walk away. Each document serves a specific purpose: financial records show whether the association is solvent, governing documents outline your rights and obligations, and meeting minutes reveal ongoing disputes or maintenance issues.
- Bylaws, Declaration of Condominium, and Rules & Regulations—the legal framework governing the association and your unit.
- Financial statements (balance sheet and income statement) for the past 12 months, plus the current year's budget and reserve study.
- Minutes from the last 12 months of board meetings and any special meetings related to major decisions or disputes.
- Estoppel letter or resale certificate confirming current assessments, special assessments, and any liens or violations against the unit.
Common Gaps and Red Flags in Disclosure Documents
Even when a seller provides a disclosure package, items are sometimes incomplete, outdated, or missing entirely. Knowing what to look for helps you catch problems before closing. Common gaps include missing reserve studies, incomplete financial statements, or undisclosed special assessments that could hit your wallet after purchase.
- Reserve study is missing or more than 3 years old—this suggests the association may not have planned for major repairs, increasing the risk of surprise special assessments.
- Financial statements show declining reserves or repeated operating deficits—a sign the association may be underfunded or raising assessments soon.
- Minutes reference ongoing litigation, special assessments, or major repairs but the disclosure package does not include details—request clarification in writing.
- Estoppel letter shows violations or unpaid fines against the unit—verify whether these are the seller's responsibility or will transfer to you.
How to Review Your Disclosure Package Systematically
A checklist approach keeps you organized and ensures you do not miss critical details. Start by confirming all required documents are present, then review each for completeness and consistency. This process takes time but protects you from closing on a property with hidden liabilities or undisclosed costs.
- Create a simple checklist of all required documents and mark each off as you receive it; note the date received and any items that are incomplete or missing.
- Cross-reference the financial statements with the budget and reserve study to spot inconsistencies or red flags in funding levels.
- Read the most recent 3–6 months of board minutes for mentions of special assessments, litigation, major repairs, or enforcement actions.
- Ask your real estate attorney or agent to clarify any vague language in the governing documents, especially rules about assessments, renovations, or pet policies.
How StreetScout Fits This Checklist
When you are reviewing a Florida condo resale disclosure package, the hard work is extracting key findings from dense financial statements, bylaws, and meeting minutes—and then mapping those findings back to the actual documents so you can verify them before you sign. ScoutReport automates that extraction and labeling step, so you can focus on the decisions that matter. Upload your disclosure documents to ScoutReport, and it identifies required condo association disclosure items, flags gaps in your package, and summarizes financial and legal findings in one organized report tied to source pages.
- Upload your disclosure package (bylaws, financials, minutes, estoppel letter, and reserve study) to ScoutReport's workspace and let it extract and label key findings—assessments, special assessments, reserve levels, and enforcement actions—so you see exactly what you have and what is missing.
- ScoutReport maps each finding back to the source document page, so when you spot a concern (like a declining reserve fund or an undisclosed special assessment), you can instantly verify it in the original disclosure documents before you remove contingencies.
- You review and verify every finding—ScoutReport does the extraction and organization work, but the decision to proceed, renegotiate, or walk away remains yours based on what the disclosure documents actually say.