Overview
The Condominium Rider is a required addendum to Florida's standard Residential Contract for Sale and Purchase whenever a condo unit is being sold. It covers association approval, the association's right of first refusal, fees and pending assessments, and the buyer's document disclosures — including a 7-day window (excluding weekends and holidays) for the buyer to cancel after receiving the condo documents, a right that can't be waived. Since 2025, the rider also requires disclosure of a building's milestone inspection and Structural Integrity Reserve Study (SIRS) status. Here's what each section actually covers.
Condo Association Approval
This section covers whether the buyer needs the condo association's approval to close, the timeline for getting it, and what happens if approval isn't obtained in time. Approval timelines vary by building — our guide to condo association approval covers what to expect and how long it typically takes.
Right of First Refusal
Some associations hold a right of first refusal, letting the association or its members purchase the unit before an outside buyer can close. This section spells out the procedure, timeframe, and what happens if the association exercises that right. Sellers should confirm early whether their building has this provision, since it can affect deal timing.
Fees, Assessments, Prorations, and Litigation
This section requires the seller to ensure all assessments and rent are current at closing, and covers fines, fees, and any pending litigation that could affect the property. If a special assessment is pending or approved, it needs to be disclosed here rather than surfacing after the buyer is already under contract.
Milestone Inspection and SIRS Disclosure
As of contracts entered into after December 31, 2024, the rider requires disclosure of whether the building has completed its required milestone inspection and Structural Integrity Reserve Study (SIRS) under Florida Statute 718.503. If the association has completed these, the buyer must acknowledge receiving the inspection summary and reserve study; if not, the contract must state that plainly. This is a newer addition to the rider, reflecting Florida's post-Surfside condo safety requirements — see our full breakdown of milestone inspections and SIRS requirements.
Non-Developer Disclosure
For resale (non-developer) transactions, the seller must provide the buyer with a current copy of the declaration of condominium, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, and the Frequently Asked Questions and Answers document. Once the buyer has these documents in hand, they have 7 days, excluding Saturdays, Sundays, and legal holidays, to cancel the contract under Florida Statute 718.503(2). This right can't be waived by the contract, and it's a longer window than many buyers realize they have.
Buyer's Request for and Receipt of Documents
The buyer is entitled to request current copies of the condo documents at the seller's expense, and must return them if the deal doesn't close. A separate section has the buyer acknowledge and date their receipt of the documents, which is what starts the 7-day cancellation clock running.
Common Elements and Parking
This section addresses the buyer's interest in the building's common and limited common elements, along with any parking spaces, garages, or storage areas assigned to the unit.
Inspections and Repairs
The seller's maintenance, repair, and replacement obligations under the rider are limited to the unit itself, not the building's common elements or other parts of the condominium property, unless the contract specifically says otherwise.
Governance Form
Buyers are entitled to a governance form summarizing how the condo association operates, provided by Florida's Division of Florida Condominiums, Timeshares, and Mobile Homes. It covers the association's rules, structure, and how it's managed.
