When you buy a condo, you're buying a share of a building, its budget, its insurance and its decisions. That's why condo due diligence goes well beyond the unit itself.
This is the checklist I use with buyers in West Palm Beach, from older towers to brand-new developments. It's general guidance. Your attorney and insurance agent should review the specifics.
1. Know when the building was built, and what that triggers
Since Surfside, Florida has passed a series of condo safety laws: SB 4-D (2022), SB 154 (2023), HB 1021 (2024) and HB 913 (2025). Two rules matter most for buyers:
- Milestone inspection. Condo buildings three stories or taller need one by December 31 of the year the building turns 30, counted from the certificate of occupancy, and every 10 years after that. A local building department can require it at 25 years based on conditions like nearness to salt water.
- Structural integrity reserve study (SIRS). Condo buildings three or more habitable stories tall need one at least every 10 years. It covers items like the roof, structure, fireproofing, plumbing, electrical and waterproofing.
Ask for:
- The milestone inspection report, if required, and any repair recommendations
- The structural integrity reserve study
- Proof of what's been repaired and what's still open
Newer buildings won't hit these deadlines for years, which is one reason many buyers look at newer towers.
2. Read the reserves, not just the fee
Florida now restricts associations from waiving or underfunding reserves for key structural items. That's protective, but it also means some buildings have raised fees or levied assessments to catch up.
Compare the reserve balance to what the study says should be there. A big gap usually means money will be needed from owners.
3. HOA fees: what's included
Fees in luxury buildings vary widely. Some include cable, internet, valet, concierge and more. Others don't. Compare apples to apples, and ask how fees have changed in the last few years and what's projected.
Our condo building reports estimate a True Cost for each tower, and you can compare Forte on Flagler, The Bristol, La Clara and others side by side.
4. Insurance: the master policy and your HO-6
The association insures the building structure through a master policy. You insure the interior, your belongings and liability through an HO-6 policy.
Ask:
- What the master policy covers, its deductible, and when it renews
- Whether the building has had significant premium increases
- What your HO-6 should include, particularly loss assessment coverage
Premiums can vary a lot from building to building, so get your own HO-6 quote early.
5. The condo questionnaire and lender review
If you're financing, your lender will review the building, usually with a condo questionnaire completed by the association. Litigation, low reserves, safety findings, high investor or commercial share, or a single owner holding many units can affect eligibility. Since August 3, 2026, most established buildings get a Full Review from lenders selling to Fannie Mae or Freddie Mac, rather than a lighter review. Order the questionnaire early. See financing a luxury condo in West Palm Beach.
6. Minutes, litigation and assessments
Read the last year or two of board minutes. Ask about pending or threatened litigation and any assessments approved or under discussion.
7. Rules that affect how you'll live
Rental restrictions, pet rules, renovation approvals and guest policies vary building to building. See rental rules for Palm Beach County condos.
8. Your offer strategy
Everything above shapes what an offer should look like: price, deposit, inspection period, and time to review documents. In many cases, a strong offer is one with clear timelines that still protects you.
New construction
For pre-construction and new towers, the developer's disclosures, budget and deposit terms take the place of a long history. See our developments page.
— Joel Poulin, Broker Associate | The Corcoran Group · (561) 556-3668