CivicDelta / Property / Condo assessment risk
Property · Miami-Dade County, Florida

Is a special assessment coming on this Miami-Dade condo?

The answer is in the association’s own documents, not in any public database: the reserve study says what the building needs each year, the budget says what it funds, and the difference between the two is what owners eventually pay. Send us the documents you were given in the review period and a person here reads them — reserve balance and contribution against the study’s recommendation, milestone inspection phase and findings, special assessments adopted, proposed or discussed in the minutes — works out the annual funding gap and your unit’s share of it, and checks the building against Miami-Dade County building cases and permits and City of Miami recertification records.

There is no checkout on this page. Every order needs documents a person has to read, so we take it by enquiry: you tell us about the unit and your deadline, we tell you what we can and cannot answer for your building and what it costs, and nothing is charged until you accept that quote.

Ask for this report

Tell us about the unit and your deadline. A person reads it and replies with what we can answer and what it costs — usually within one business day.

Give the date even if it is tight — we say plainly if we cannot meet it.

Association documents you already have

Sending opens your own email program with the enquiry filled in: nothing leaves this page until you press send, and nothing is stored here. No price is shown and there is no checkout — we reply with what we can and can’t answer for your building and a price, and you pay nothing unless you accept it.

See a sample report · a real report from public records, with identifying details masked

Condo Assessment Risk

By enquiry
You choose
One condominium unit in Miami-Dade County, confirmed by the Property Appraiser’s folio
You send
The association’s current budget, structural integrity reserve study, milestone inspection report, the last 12 months of board minutes and any special assessment notice (whatever you have; the report says what was missing)
Your documents, read
Reserve balance, the budgeted reserve contribution against what the reserve study recommends, milestone inspection phase and results, special assessments adopted, proposed or discussed, litigation and insurance, each cited to the document and page
Read by
A person at CivicDelta, not a script: association documents are scanned PDFs, board minutes and amendments that no automated reader can be trusted with
Worked out
The annual reserve funding gap and your unit’s share of it, from amounts the documents state; nothing is estimated beyond them
Deadlines
When the building’s milestone inspections and structural integrity reserve study fall due under Florida Statutes §553.899 and §718.112, with the official text
Public records
County building cases (including unsafe-structure cases) and permits for the building, City of Miami 40-year recertification status, and recent unit sales, queried live for your order
Delivery
Emailed within 3 business days after we receive your documents
Price
Quoted in our reply, before any work starts. Nothing is charged until you accept the quote.
Not included
A structural inspection, a reserve study, legal advice or a prediction of whether an assessment will be levied. County case and permit data mostly covers unincorporated Miami-Dade; recertification data covers the City of Miami only.

The Condo Assessment Risk isn't sold from this page.

That is deliberate. It is quoted per building, after we know which documents exist, so it is taken by enquiry — send us the unit and your deadline and we’ll reply with what we can answer and what it costs.

Questions Miami-Dade condo buyers ask

What is a milestone inspection, and when is my building due one?

Florida Statutes §553.899 requires a structural inspection of a condominium building of three storeys or more once it reaches a set age, with a phase two inspection if substantial structural deterioration is found. The report states the deadline that applies to your building and quotes the statutory text, rather than paraphrasing it.

How do I find out if a condo association is underfunding its reserves?

Compare the structural integrity reserve study’s recommended annual contribution with the amount the current budget actually funds. Both figures are in documents the seller or association must give you; the gap between them, divided by your unit’s share, is what the review works out from the amounts the documents state.

Can you tell me whether a special assessment will be levied?

No, and nobody honestly can. We report assessments already adopted, formally proposed or discussed in the minutes you send us, each cited to a document and page, and the funding gap that makes one more likely. There is no prediction and no score.

Which documents do you need?

The association’s current budget, the structural integrity reserve study, the milestone inspection report, the last twelve months of board minutes and any special assessment notice. Send whatever you have; the report names what was missing rather than filling the gap with an assumption.

Why isn’t this sold at a fixed price like your other reports?

Because association documents are scanned PDFs, minutes and amendments that no automated reader can be trusted with, so a person reads yours. The work varies by building, so it is quoted per building after we see which documents exist.

How long does it take?

The report is emailed within 3 business days after we receive your documents. Tell us your closing or document-review deadline in the enquiry and we will say plainly if we cannot meet it.

Is this a structural inspection or legal advice?

No. It is a reading of documents and public records, not an engineer’s opinion, a reserve study or legal advice, and CivicDelta is not affiliated with any association, county or city. County building case and permit data mostly covers unincorporated Miami-Dade; recertification data covers the City of Miami only.

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