Find out where your building stands before you buy anything
No account, no email address, and nothing kept. If these tell you the building is in good order, that is the right outcome and you owe us nothing.
The tools
Free tool
Milestone Inspection Deadline Calculator
Enter your county, your certificate of occupancy year and your height, and read the milestone inspection deadline the statute produces for your building.
- The date your first milestone inspection is due, worked from your certificate of occupancy rather than from a rule of thumb
- What the phase two inspection is, and what finding substantial structural deterioration does to your dates
- The statutory paragraph the date came from, so you can check the answer rather than trust it
What it will not do. It reads a statute against dates you type in. It does not look at your building, and an engineer is still the only person who can tell you what the concrete is doing.
Free tool
Florida Building Report
Enter an association name and read back what the public record shows, with the source and the date of every fact and no number at the top.
- Corporate standing at the Division of Corporations, the unit count, and the age and height where a public source recorded them
- The statewide milestone estimate that age implies, named as an arithmetic result rather than as a deadline for the building
- Whether an official-records website was located, and which record categories a public reader could actually see on it
- The source and the read date beside every one of those, so you can weigh the report rather than trust it
What it will not do. It does not score, grade or rank the building, and it will not tell you whether an association has met an obligation. A record it could not find is a fact about the search: an association may keep every document behind an owner sign-in and a search from outside would see none of them.
Free tool
Florida Condominium Website Check
Point it at your association website and read back what a member can actually reach, set against what the statute expects a condominium to post.
- A report of what your public site actually serves, taken from the outside the way an owner sees it
- The record categories the statute expects, and which of them a reader can reach today
- Whether the owner and employee section exists and whether it is behind a credential
What it will not do. It reads what is published. It cannot tell you whether the document behind a link is the current version, and that is usually the harder problem.
Free tool
Florida Statute Library
Chapters 718, 719 and 720, section by section, in readable type, with the sections a board actually needs cross-linked.
- The condominium, cooperative and homeowners association chapters, in full, section by section
- Plain commentary on the sections a board meets most, kept separate from the statutory text so the two are never confused
- A stable address for every section, so a board packet can cite one and it still resolves next year
What it will not do. It is the text and a reading of it. It is not advice about your association, and Florida law changes between sessions.
The Florida association lookup is not on this page. It lives on the home page, where a board arriving from a search can find its own association without first learning that we have a tools section.
The free answer tells you where you stand, not what to do about it
If a tool turns up something you would rather not leave alone, every product we sell is listed on one page with a price or a stated reason for a quote.
A note on what this is
I write these pages as a New York attorney and a long-time president of a Florida cooperative, drawing on the public law and on years of running a building, so that a board can walk into its next meeting better prepared. They are general information, not legal advice about your association, and reading them does not make me your lawyer. Park & Palm Press, Park & Palm Connect, and Park & Palm Real Estate are publishing, software, and services companies, not a law firm. Florida’s association laws change often, so before your board acts on anything here, please put the question to a lawyer licensed in Florida. That is not a formality. It is how I run my own building.