Florida · §720.30851 · §718.116(8)Florida estoppel certificate: 10 business days, fee caps and the 30-day effective period
A Florida homeowners' or condominium association must issue an estoppel certificate within 10 business days after a written or electronic request from the owner, the mortgagee or their designee (Fla. Stat. §720.30851; §718.116(8)). It lists assessments paid and owed, fees due on transfer, open violations, board approval and right of first refusal. It is effective 30 days if hand-delivered or e-mailed, 35 days if mailed, and the association cannot collect more from a good-faith relying buyer than the certificate states. If it is late, no fee may be charged.
The rules
10 business days
The association issues the certificate within 10 business days of the request and delivers it the same day by hand, mail or e-mail. Each association designates on its website where requests go.
Effective period
30 days if hand-delivered or sent electronically, 35 days by regular mail. An amended certificate costs nothing and starts a new period.
Fee caps
Up to $250 with no delinquency, plus $100 if delivered within 3 business days on an expedited request, plus up to $150 if amounts are delinquent. The caps adjust every 5 years for CPI; DBPR publishes the current amounts.
Late or no closing
No fee if the certificate is not delivered within 10 business days. If the sale does not close, a non-owner payor who asks within 30 days with documentation gets the fee refunded.
What the certificate shows
- Regular assessment, paid-through date and next installment.
- Itemized amounts owed on the issue date and amounts that come due daily during the effective period.
- Capital contribution, resale, transfer or other fees due.
- Open violations, whether board approval of the transfer is required and given, and any right of first refusal.
- Other associations the property belongs to, the association's insurance contacts and an officer's or agent's signature.
What the TC tracks
- Estoppel requested early – 10 business days plus any approval process.
- Effective period covering the closing date; an amended certificate if it lapses.
- Every association listed – master and sub-associations each issue one.
- Amounts and transfer fees matched on the settlement statement.
Questions about Florida estoppel certificates
How long does a Florida HOA have to provide an estoppel certificate?
10 business days after receiving the written or electronic request (Fla. Stat. §720.30851; §718.116(8) for condominiums).
How much does a Florida estoppel certificate cost?
The statutory cap is $250 with no delinquency, plus $100 for expedited delivery within 3 business days and up to $150 more if amounts are delinquent, adjusted every 5 years for inflation.
How long is a Florida estoppel certificate valid?
30 days if hand-delivered or sent electronically, 35 days if sent by regular mail.
What if the estoppel certificate understates what is owed?
The association waives amounts above those stated against anyone who relies on the certificate in good faith, and their successors.
Is the estoppel fee refunded if the sale falls through?
Yes, to a payor who is not the owner, if a written request with documentation arrives within 30 days after the scheduled closing date.
Related guides
Set the estoppel request, the 10-business-day date and the effective-period check as tasks with owners and due dates in ClosingCode, and keep each certificate with the deal.
Start free trialSource: Florida Statutes §720.30851 and §718.116(8) (leg.state.fl.us, read October 24, 2026).
General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage.