Twenty-one property pages are linked below, in four families: what an estoppel certificate means for a sale, what a reserve study has to cover town by town, how rental management works where an owner lives, and who renovates a house for resale. Each answers one question a real owner or board asks and carries the one local fact that changes the answer. I hold Florida Community Association Manager license CAM34850, and BeacCorp holds firm license CAB3255.
What does an estoppel certificate actually say?
The association states what is owed, what has been paid and whether a violation is on file, and it has ten business days from a proper request to answer.
Estoppel certificates in Florida →
Delray Beach: what does a 55+ buyer see on the certificate?
In communities such as Kings Point and Rainberry Bay the dues already cover exterior items like roofing and painting, so the certificate is where a buyer sees what is included and whether a special assessment is pending.
Estoppel certificate in Delray Beach, FL →
Palm Beach Gardens: will the architectural review show up at closing?
PGA National, BallenIsles, Eastpointe, Mirasol, Evergrene, Alton and Avenir each run their own architectural review, and a change made without approval can be recorded as a violation.
Estoppel certificate in Palm Beach Gardens, FL →
Wellington: who permits the work a seller left open?
Wellington is an incorporated village with its own Building Division on Forest Hill Boulevard, and an open permit from an earlier roof or window job is a title-search item, not an estoppel item.
Estoppel certificate in Wellington, FL →
Fix and flip: who runs the renovation for resale?
The renovations are self-performed under a state-certified general contractor, Randolph Scott Bell, and associations and permits are read before the scope is priced.
Fix and flip contractor in Palm Beach County →
Boynton Beach: what should a reserve study cover east of Federal Highway?
Salt air shortens the life of fasteners, railings and window hardware along the coast, so a schedule that uses an inland life expectancy under-funds the reserve.
Reserve study for HOA in Boynton Beach, FL →
Jupiter: what changes a reserve budget on the water?
The Town sits in the Wind-Borne Debris Region and many buildings stand on the ocean or the Loxahatchee River; Florida also requires a structural integrity reserve study at least every 10 years for condominium buildings of three habitable stories or higher.
Reserve study for HOA boards in Jupiter, FL →
West Palm Beach: why do the buildings not behave like the rest of the state?
Salt air, a coastal wind band and a permit process run by the City change what reserves have to cover; the manager, Randolph Scott Bell, was born and raised in West Palm Beach.
Reserve study for HOA boards in West Palm Beach, FL →
What does a rental owner get from a manager who answers for the house?
A ledger of what was charged and paid, maintenance dispatched and closed out, and a monthly owner statement, from a licensed manager who also holds a contractor license (CGC1528750).
Rental property management in Palm Beach County →
Boynton Beach: what comes next for a managed rental?
Permitted repairs, a re-roof or site prep sit with the same company, so an owner does not start a second search.
Rental property management in Boynton Beach →
Delray Beach: does a historic district slow a repair on a rental?
Delray Beach has five locally designated historic districts, and exterior work such as a roof or window change may need the Historic Preservation Board to review it first.
Rental property management in Delray Beach, FL →
Greenacres: how old is the block home you are renting out?
Many of the city's more than 17,000 homes went up between roughly 1970 and 1999 in concrete block, so a roof can be past its rated life.
Rental property management in Greenacres, FL →
Jupiter: who handles the next repair on a rental?
Permitted repairs, roofing and land services for a Jupiter Farms parcel sit with the same owner-operated company.
Rental property management in Jupiter →
Lake Worth: which Lake Worth is the rental in?
Lake Worth Beach is the incorporated city with its own Building Division, while the unincorporated area west of it permits through the county, which decides who issues a repair permit.
Rental property management in Lake Worth, FL →
Loxahatchee: which office takes the permit?
A Loxahatchee rental can sit in unincorporated Palm Beach County, Loxahatchee Groves or Westlake, and each has its own building office, so the parcel record is checked first.
Rental property management in Loxahatchee, FL →
Palm Beach Gardens: what does a landlord do when the repair needs board approval?
Permitted repairs and architectural review submittals are part of what the same company can handle.
Rental property management in Palm Beach Gardens →
Palm Springs: house or condo?
About two-thirds of the Village's housing is single-family on individually owned lots; the rest is in condominium communities whose associations set the rules on who may rent.
Rental property management in Palm Springs, FL →
Royal Palm Beach: whose permit desk is it?
The Village has its own Building Division at Village Hall on Royal Palm Beach Boulevard and all of the village sits in the Wind-Borne Debris Region.
Rental property management in Royal Palm Beach →
The Acreage: who looks after the swale?
The Acreage is unincorporated and the Indian Trail Improvement District governs the roads and drainage swales, so a driveway or culvert repair may need district approval as well as a county permit.
Rental property management in The Acreage →
Wellington: which wind zone is the rental in?
Wellington is an incorporated village with its own Building Division, and much of it sits in the Wind-Borne Debris Region while parts of the far west fall in a lower zone.
Rental property management in Wellington →
West Palm Beach: which historic districts need approval?
El Cid, Flamingo Park, Old Northwood and Southland Park are City historic districts where the Historic Preservation Board must approve exterior changes before a permit is finaled.
Rental property management in West Palm Beach →
New this week: fix and flip, town by town
Three town pages for investors renovating for resale: Palm Beach Gardens (architectural review and the city tree code), Delray Beach (five historic districts) and Wellington (the Equestrian Preserve Area).
What they have in common
Every page is answered by the same licensed manager, who is also a Certified General Contractor (CGC1528750), so a repair that turns up can be scoped and supervised without a second search. Call or send the form on the property page if you want the same answer for your house or association.