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Letters & Notices

Estoppel Letter Generator

Statutory estoppel certificates in 10 business days — request tracking, statutory clock, and all 14 required fields in one workflow

Every Florida real estate sale involving an HOA or condominium requires an estoppel certificate. The association must deliver it within 10 business days of receiving the request per F.S. § 720.30851 (HOA) and § 718.116(8) (condo). Miss the clock and the closing can slip; the association may be liable for the buyer's damages.

An estoppel certificate is a sworn statement from the association certifying the financial status of the unit: current dues, delinquent amounts, pending special assessments, fines, late fees, open violations, and insurance information. All 14 statutory fields must be present and accurate. Today most associations fill these out manually in Word, miss fields, and lose track of which requests are overdue.

The Common Elements Estoppel Letter Generator tracks every request from submission to delivery. The statutory clock starts automatically. The manager fills in the 14 required fields from the association's ledger. When the certificate is issued, the record is stored permanently. Sign in to get started — buyers and title agents can submit requests directly to your association once the tool is set up.

Estoppel Letter Generator

Sign in to manage estoppel certificate requests for your association — track the 10-business-day statutory clock, fill in the 14 required financial fields, and issue compliant certificates.

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Statutes referenced

For reference only. Not legal advice. Confirm current statute text with counsel or via our statute reference library.

Frequently asked questions

What is an estoppel certificate and why is it required?
An estoppel certificate (sometimes called an estoppel letter) is a sworn statement from the association that certifies the current financial status of a unit at the time of sale. It tells the buyer exactly what is owed on the unit — dues, delinquent amounts, fines, special assessments — as of the certificate date. Florida law requires the association to provide it within 10 business days of a written request (F.S. § 720.30851 for HOAs, § 718.116(8) for condominiums). Title agents and lenders require it before closing; without it the sale cannot proceed.
What is the 10-business-day clock and what happens if the association misses it?
The statutory 10-business-day clock starts from the date the association receives the written request. Business days exclude Saturdays, Sundays, and legal holidays. If the association fails to deliver within 10 business days, the requesting party may be entitled to a refund of the fee and the association may be liable for resulting damages. F.S. § 720.30851(7) also caps the fee the association can charge: $299 standard, +$299 if the account is delinquent, +$119 for a 3-business-day expedited turnaround.
Who can request an estoppel certificate?
The buyer, seller, title agent, lender, or attorney involved in the transaction can request an estoppel certificate. In practice, the title agent almost always handles the request as part of the closing process. The Common Elements tool allows external parties to submit requests directly to the association's inbox without needing a platform account. Once the tool is set up, the association shares a public request link with their title company contacts.
How long is an estoppel certificate valid after it is issued?
An estoppel certificate is effective for 30 days from the date of issuance under F.S. § 720.30851(1). If closing does not occur within 30 days, a new certificate must be requested. The Common Elements tool tracks the expiration date automatically and flags expired certificates in the request inbox.