Selling or buying in a Palm Beach County association and need the estoppel certificate right? BeacCorp offers estoppel certificates and HOA accounting services through a licensed manager: CAM34850 individually, CAB3255 for the firm. Call (561) 779-3213 about your closing or your board.
Design awards for this site: CSS Design Awards Special Kudos 2026 · Web Design Awards Winner 2026
A buyer cannot safely close on a condominium unit or a house in a homeowners association without knowing what the association is owed and what it says about the property. The estoppel certificate is that answer in writing. The association states the assessments due, the dates through which they are paid, any special assessment, any transfer or capital fee and whether a violation is on file. Title agents and lenders treat it as a closing document, so a late or wrong certificate can stall a sale at the last stage.
Two Florida statutes govern the subject, one for condominiums and one for homeowners associations, and both set rules on who may ask, how long the association has to respond, what it may charge and how long the certificate stays valid. Boards and owners often meet those rules for the first time with a closing date already on the calendar.
A licensed manager behind every certificate.
Delivery: the association has ten business days from a proper request. Validity: a certificate is good for a limited window, generally 30 days when delivered by hand or electronically and 35 by regular mail. Fees: the statute caps the fee and lets an association add specific charges for a delinquent owner or for an expedited certificate. A fee generally may not be charged where the deadline was missed. Contents: assessments, fees, special assessments and violations, together with contact details for the association.
Condominium certificates sit under the condominium act and homeowners association certificates under the homeowners association act, and the two are close but not identical. Which one applies depends on how the community is organized, so a seller should check the type of association before sending the request.
A certificate is fast to produce when the books are in order and slow when they are not. BeacCorp keeps owner ledgers and posts assessments as they arrive, tracks special assessments and fines against the right account and prepares the monthly financial statement the board reviews. When a request comes in, the figures are already there, and the certificate can be checked against the ledger instead of rebuilt from scratch.
That is the reason the work is organized under a licensed Community Association Manager. Randolph Scott Bell holds CAM34850 individually and the firm holds CAB3255. He lives and works in the same community he manages and attends association meetings himself. We make no promise about how fast any one certificate will be ready, because the statute sets the deadline and the records set the pace.
Sellers: request the certificate once a contract is signed, read it as the buyer will and clear anything that shows. Buyers: read the certificate for special assessments and transfer fees, which are the items that change the cost of the purchase. Title agents and closing attorneys: send the request in writing with the closing date. Boards: keep the ledger current and decide in advance who in the association signs and sends certificates, so a request in the middle of a week does not sit in someone's inbox.
Associations in Palm Beach County that want a licensed manager to run estoppel requests alongside the day-to-day management can start with HOA and condo management, or look at the HOA budget, reserves and collections service that keeps the financial side in order.
Local facts change what a closing needs to check. Start with the town page nearest your property: Palm Beach Gardens covers the city's permitting office, its architectural-review communities and what that means for a sale.
Boards can read HOA management in Palm Beach County, HOA budget, reserves and collections and switching HOA management companies. For a rental, see rental management.
It is the association's written statement of the financial and compliance standing of one unit or lot: assessments owed or paid through a date, any special assessment, transfer or other fees, and violations on file. It is requested for a sale or a refinance so the buyer, the lender and the title agent close on accurate numbers.
Florida law sets a deadline of ten business days from the request for both condominium and homeowners associations, and it is the statute that sets it, not a promise from us. If the association misses it, the statute generally bars the fee. Confirm the current rule with your association attorney.
The statute gives a certificate a limited validity period, generally 30 days when it is hand-delivered or sent electronically and 35 days when it goes by regular mail. A closing that slips past that window needs an updated certificate, so a seller should time the request to the closing date.
Florida caps the fee by statute, with separate additions where the owner is delinquent or the certificate is expedited. The cap is adjusted over time, so this page does not print a figure. Ask the association or your attorney for the current amount on the day you request it.
The unit or parcel owner, or someone the owner designates, such as a title agent, a closing attorney or a lender. Send the request in writing to the association or its manager and name the property, the closing date and where to send the certificate.
It is informal shorthand for a certificate that shows a problem: unpaid assessments, a special assessment, fines or an open violation. The balance has to be cleared at or before closing, so a seller does better to ask for the certificate early and fix the issue than to find it in the last week.
An estoppel certificate is only as good as the ledger behind it. HOA accounting services here mean keeping the owner ledgers, assessment postings, collections and monthly financial statements current, so that when a certificate is requested the numbers can be read straight from the records.
Yes. Estoppel certificates are one of the services BeacCorp Property Management offers, alongside HOA and condominium management, under Florida Community Association Manager license CAM34850 and firm license CAB3255. Call (561) 779-3213 to talk through your association or your closing.
No. The certificate speaks for the association's own records: assessments, fees and violations. An open permit belongs to the city or county building department and tends to surface in a title search. A seller with an older roof, window or water-heater permit should ask the local building department about it separately.