By Ivan Mora · Florida-licensed real estate agent, License #3454593 · Updated November 12, 2026
A special assessment is a charge the condo association levies on owners beyond regular dues, usually for a specific project such as concrete restoration or a roof. Before buying on Hollywood Beach, confirm whether any assessment has been adopted (the estoppel certificate shows this), whether one is being discussed (board minutes and notices show this), and who pays what at closing under your contract. Adopted assessments are usually negotiable between buyer and seller; proposed ones are a risk you should price in.
Adopted vs proposed: the distinction that matters
- Adopted — the board has voted, the amount and payment schedule are set. It will appear on the estoppel certificate.
- Proposed or under discussion — it may appear only in minutes, engineering reports or owner meeting notices. Do not assume it will be disclosed by an estoppel focused on adopted charges.
Most disputes come from the second category. Ask the seller in writing whether they have received notice of any proposed assessment.
Where to find the information
- The estoppel certificate and adopted payment schedule.
- Board minutes, owner notices and pending repair proposals.
- Milestone inspection records and the SIRS funding schedule.
- Resale disclosures under §718.503(2), Fla. Stat.: declaration, articles, bylaws and rules, annual financial statement and budget, applicable milestone summary, most recent SIRS or noncompletion statement, and other applicable statutory documents.
The seller supplies the purchaser's statutory package, while the association maintains underlying records. Ask your attorney to review delivery dates and any cancellation rights; this page does not calculate a transaction deadline.
Who pays at closing
Your executed purchase contract and applicable rider govern the allocation between buyer and seller. Ask the closing attorney to identify whether adopted assessments must be paid in full, allocated by installment date, credited or assumed under that specific agreement. A negotiation between the parties does not erase the association's rights.
Put the amount, payment schedule and allocation in writing. Do not rely on “the seller normally pays” or on a paraphrase of an unidentified contract version.
Assessment on a building you like?
Let's figure out what's adopted, what's proposed, and how to negotiate it.
Text or call me with the building name. I'll tell you which documents to request and when in the contract to request them.
Pricing the risk if an assessment is likely
Request the project's written scope, bids, engineer recommendations, reserve balances and the declaration's allocation formula. Dividing a rough repair estimate by the number of units may misstate your unit's share. A proposed assessment is not a settled bill.
Use documented scenarios in your offer strategy, with attorney-reviewed contingencies where appropriate. Do not publish or rely on an association cost figure without dated records.
Financing and insurance angles
Ask your lender how the documented repair and assessment affects this particular loan. Separately, have a licensed insurance agent review your HO-6 loss-assessment wording, exclusions, covered causes of loss and limits. A repair assessment is not automatically an insured loss. Read the master policy versus HO-6 guide before assuming insurance pays the charge.
Sources and scope
- Florida Statutes §718.503 — Disclosure prior to sale — Verified nondeveloper resale document entitlement in subsection (2)
- Florida Statutes §718.116 — Assessments; liability; estoppel certificates — Assessments and estoppel certificates
Statutory text checked November 12, 2026. Educational guidance, not legal, engineering, lending or insurance advice. Building-specific deadlines, repairs, funding and coverage require current documents and qualified professional review. No association costs, inspection outcomes or insurance quotes are assumed.