Buying a Florida condo

Find the cash exposure your condo review window won't catch.

Send us the reserve study, SIRS, budget, assessment notices, or whatever the association gave you. We'll tell you free whether there's enough there to analyze.

If there is, the full report is $49: your unit's likely five-year cash exposure, major planned work, reserve gaps, assessments, and the source for every number.

Check my condo documents — free →

Free check first. You only pay if the documents can support a real number.

What a skim-read misses

We've read ten real Florida SIRS reports, reserve studies, and audited financials. Every one carried a dollar number the summary page left out.

A 137-unit association near Fort Lauderdale

Current reserve balance: $0. Current annual contribution: $0. The board had already approved a $1.7 million special assessment to cover the gap — disclosed on page two of a thirty-page report, not in the one-paragraph summary most people stop at.

A 731-unit complex on the Gulf Coast

The number a board email would quote: contributions going up 5.4% next year. The number that matters: reserves are 23% funded, a $5.3 million gap across the building — about $7,200 per unit. Both are true. Only one gets said out loud.

A 300-unit community on Longboat Key

Reserves of $672,000 against a required contribution of $1.46 million a year — roughly $406 per unit per month, more than double the old number. And on page nine: every one of the fourteen roofs has about a year of life left. Neither figure appears in the executive summary.

A Naples association, three documents deep

The audit shows a $2.0 million fund balance. Reconcile it against the balance sheet and the notes and $1.7 million of that is an illiquid stake in a side company, the replacement reserve is $0, and two special assessments totaling $351,000 were levied in the same year. No single page says so. Three read together do.

How it works

You send the documents. We check, free, whether they hold enough to calculate a useful five-year exposure for your unit. If they do, the full report is $49 and comes back by email with every number tied to the page it came from. If they don't, we tell you what's missing before you pay anything. Read the full process →