Thinking about buying a unit in a condo hotel? Florida’s new law changes what you need to know before you buy. Whether you’re searching for Miami condos, an investment property, or your next vacation home, condotels—also known as condo hotels—come with a unique set of rules and responsibilities that every buyer should understand.
What Is a Condotel?
A condotel is a hybrid between a hotel and a condo. Like traditional condominiums, buyers own individual units. But unlike typical condos, the building’s shared areas—such as lobbies, pools, and gyms—are usually controlled and maintained by the building owner or hotel operator, not a condo association.
In cities like Miami, condotels have become increasingly popular for short-term rentals and investment opportunities. But with popularity comes complexity.
Why Florida Updated Its Laws on Condotels
Due to confusion and disputes over who maintains shared spaces and how fees are charged, the Florida Legislature passed a new law: Section 718.407, Florida Statutes. This section was specifically designed to address the legal gray area around condotel ownership and bring buyers more transparency.
Key Takeaways of the New Condotel Law
Clear Disclosures Required: Starting October 1, 2024, sellers must now provide disclosures to buyers detailing:
Which parts of the building are governed by the condo association and which are not.
Who is responsible for maintaining shared spaces.
How are maintenance fees calculated, and who pays them?
Buyers Have Limited Control: Even though condotel unit owners pay fees for maintaining shared areas, they don’t have voting control over how those fees are set or spent.
No Cancellation Rights After Disclosure: While buyers must sign an acknowledgment of these facts, the law does not allow them to cancel the contract based on this disclosure alone. That makes pre-offer research absolutely essential.
What This Means for Condotel Buyers in Miami
If you’re looking to buy a condo hotel unit in Miami, you need to be aware that:
You may have no say in how shared areas are run, even though you’re footing part of the bill.
Fees can increase without your input.
Not all parts of the building may be covered by condo laws—meaning fewer protections than a traditional condo.
This law aims to make the rules around condotels more transparent, but it’s up to buyers and their agents to do their homework.
Tips for Buying a Condotel Unit in Florida
Ask for the full disclosure under Section 718.407 before making an offer.
Review the condo declaration carefully, especially how fees are calculated and who maintains common areas.
Hire a real estate attorney if you’re unsure about what you’re signing.
Work with agents experienced in condotel transactions, especially in markets like Miami condos.
Final Thoughts
Condotels can be a lucrative investment or a great second home—but only if you understand the rules. Thanks to Florida’s updated laws, buyers now have more clarity about what they’re getting into. Make sure you review the disclosure, ask the right questions, and get expert guidance before moving forward.