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First for clarification, Chapter 720 (HOA) refers to this letter as an “estoppel certificate.” Chapter 718 (Condo) simply says “certificate.” Often you’ll hear it called an “estoppel letter.” For all practical purposes each is the same thing. We call it an estoppel letter.  The vast majority time it’s used to facilitate a closing on a unit or to pay off a debt on the parcel. In Florida associations, unit or parcel owners are jointly and severally liable with the previous owner for debts on the property. Therefore, when somebody buys an association property they need to know how much is owed at a given time so that amount be collected and applied at closing. An estoppel letter is a certificate, signed by either and officer or authorized agent of the association that says what amount is owed through a given date a few weeks or a month in the future. The parties who requested the estoppel can the rely on that letter to know how much is owed through the date stated on the letter.

Estoppel is rarely used term unless you’re in the legal field. The legal definition is “a bar or impediment (obstruction) which precludes a person from asserting a fact or a right or prevents one from denying a fact.” What does that mean? Simply it means you said something, or took some action, that now you cannot take back. So an estoppel letter is a promise that if an amount is paid by the date specified you cannot change your mind take that back later on.

This depends on your closing company and any lenders involved.  All homeowners can login to their Portal to access their account history and print their statements at https://HOA.myHomeSpot.com.  

The management company will charge a $50 fee to perform email your statements – we encourage you to access the portal on your own to avoid any costs if a statement will suffice.  Management will not certify or sign any member’s accounting statement.

It is common and appropriate to charge an up-front the fee for preparation of the Estoppel. This is done to minimize the costs to associations and charge the sole beneficiary of the service , as it is common for title agents to request numerous Estoppels on a lot or unit without ever paying the assessments  and other amounts actually due.  The fee is charged to offset the liability of the document certification, the transfer of ownership and time involved in the document preparations.

Prices vary according to: delivery time, lender form requirements, delivery method and your account status.  

Delivery Time: A standard delivery time is 10 calendar days.  If you closing or real estate agent failed to order in advance, we do offer Standard (10-Day Service) and Urgent (3-Day Service).  

Lender Form Requirements: Our standard template includes all state required information.  In some cases, lenders require custom form submittals that require additional information and manual input, so an additional fee is charged for this service.

Delivery Method: Standard delivery is by email or pickup.  Mailing services are subject to additional fees.

Account Status: If your account is more than 60 days past due, the estoppel will require release and payoff information from the collection vendor in addition to the data available from the management company.  A fee us charged for the additional requirements to prepare this type of estoppel. Any delinquent account cannot be rushed as we must coordinate payoffs with attorneys, collection vendors and the management company.

All official records are available by accessing your online account at https://HOA.myHomeSpot.com.  

If you wish to receive these documents with management assistance, you can order them at http://Store.myHomeSpot.com or while using the Estoppel Order Form.

Yes.  Click here to view the sample.