Buying a Condominium in Florida Today
Wednesday, September 30, 2009 at 10:12AM These days, there are some incredible bargains in Florida real estate . . . especially condominiums. Just before the downturn in the real estate market, condominium development was at near-record levels. Now, there is an abundance of new, unsold condominium units, many being sold for pennies on the dollar. For investors and second-home buyers, this creates an opportunity that may not come around for decades.
However, a condominium is a completely different animal than what you’ve been used to. It all starts with the ownership concept. First of all, most people refer to the apartment in which they will be living as their “condominium.” Actually, the condominium is the entire project consisting of all of the apartments, the grounds, the parking areas and, in most cases, the recreational facilities. Your apartment is referred to as a “unit.” All the rest of the condominium is known as the “common elements.” You have exclusive ownership of your unit and you share in the ownership of the common elements with all of the other unit owners. The law says that all of you have an undivided ownership in the common elements. This means every unit owner has the right to enjoy the common elements and the obligation to maintain them.
As you may guess, this arrangement, without guidelines and management, could lead to utter chaos. Each unit owner would assert his or her own personal and selfish preferences as to the use of the common elements and many would not want to pay their fair share of the expenses.
Because of the close proximity to your neighbors, the need to regulate the use of the common elements and the necessity of insuring, maintaining and repairing the common elements, certain rules and restrictions must exist. These rules and restrictions are found in the condominium documents. A brief list of the documents is as follows:
1. Declaration of Condominium. This is the main document of the condominium. The Declaration actually creates the condominium. It describes the units and common elements, defines certain unit owner rights, authorizes creation of the association and regulates the use and operation of the common elements.
2. Articles of Incorporation of the Association. This document creates the condominium association. It is filed with the Florida Department of State.
3. Bylaws of the Association. These are the guidelines for the operation of the association. The bylaws set forth the number of directors, prescribes the procedures of unit owner and board of directors meetings and defines the financial and budget matters of the association.
4. Operating Budget. This document describes the common expenses of the association, which are divided among the unit owners in the same proportion as the ownership interest in the common elements.
5. Rules and Regulations. These are enacted by the board of directors and generally consist of restrictions pertaining to the use of the common elements.
Purchasing a Condominium Unit
If you have decided that condominium life is right for you, you may wish to purchase a unit. The purchase of a condominium unit involves many of the same considerations as a single family home. However, because of the unique nature of condominiums, there are other factors to consider.
There are two circumstances in purchasing a condominium unit which are treated differently under the law. There are different requirements depending on whether you are purchasing from a developer or from the prior unit owner. This Guide will concentrate on purchasing from a Developer.
Purchasing from a Developer
If you are purchasing a unit in a new project from the developer, the Florida condominium law has provisions to make sure you are informed. Every developer of a residential condominium is required to submit the condominium documents to the Division of Florida Land Sales, Condominiums, and Mobile Homes for review. The developer may not enter into contracts for the purchase and sale of a unit until it has submitted these documents and the Division has acknowledged that the documents were property submitted.
Reservation Program
However, prior to the submission of these documents, the developer may enter into reservation agreements with prospective purchasers and accept reservation deposits. Many developers do this to create interest in a project and to test the marketability. By entering into a reservation agreement, you reserve your right to enter into a contract to purchase a certain unit in the condominium. You may cancel your reservation and receive a full refund of your deposit at any time and for any reason. The developer may also decide not the build the project, in which case it must promptly refund your deposit.
After the division has acknowledged that the condominium documents were properly submitted, the developer may enter into binding contracts for the sale of units. At this time the developer may ask you to enter into a contract to purchase your unit and transfer the reservation deposit into a sales deposit.
Buying the Unit
The developer will present you with a purchase contract and a set of disclosure documents. From the later of the date you sign the contract or from the date you receive the disclosure documents, you will have 15 days to rescind the contract. If for any reason during those 15 days you decide you do not wish to purchase the unit, you may inform the developer in writing and the contract will be cancelled and your deposit fully refunded. This period is designed to provide you with an opportunity to review the disclosure documents.
When you receive the disclosure documents, the developer will ask you to sign a receipt of condominium documents. This is a form required by the division to verify on which date you received the disclosure documents. You should make sure that you have actually received all of the documents indicated on the receipt. If so, then you should sign the receipt and write the date where indicated. It is very important that you accurately post the date, as it will likely mark the beginning of the 15 day rescission period.
My next post will discuss some of the factors you should be aware of when purchasing a condominium in this economic environment.
Reader Comments (2)
My husband travels working in Nuclear Power Plants all over the United States. We have had the priveledge of spending many months in Port Saint Lucie, West Palm and Homestead. I always feel like I am so alive when I'm there. I've spent my whole life in Pennsylvania and now that our children are grown we have decided we would like to move to Port Saint Lucie or West Palm. When looking at houses on the internet I am amazed at the prices of what you can buy at great prices. I have lived in Pa my entire life and of course I am scared of making such a life change. Just turnied 50, hubby 54. Both of our jobs are stable whereever we would go. I am a pediatric nurse and he is what they call a roadwhore. He currently works for the Pa. union IUPAT, has painted for almost 40 years and specializes in special coatings in Nuclear Power Plants all ofver the Us. This past year after never having 1 late payment over 30 days we got hit hard with husband layed off. During a recession the plants tend to only use there local painters. We lost $40000 of income and our credit score has dropped from the mid 700's to a low 500. Our income has rebounded and we are working hard to regain a higher credit score and then sell our huge 5 bedroom, 4000 square ft. home. We have at least 80000 equity in our home to put down on a new home and would love to live In Saint Lucie. My question is where is the best place to start. Is it possible to buy a home with low credit score if you have a large down payment and a long history of great credit until the recession which is evident by our records that we are doing everythig we can to rebuild our credit. Are the housing deals as good as they seem and do you think if we stay 5 years or more that we will at least hold onto our money or better yet do you feel the market will get better and given we buy the right house maybe come out making a good profit. This is our dream. Our children are raised and what a beautiful place for our grandchildren to visit. Can anyone recommend a good real estate company who could help us work through the repairing of this past years credit score drop and get us moving into a home there withing the next year. Now that we have made the decision, I can feel the sun, the warm and the wonderful people we met our last few visits. I found a single family home I love for 150000, it is in a gated community with community pool, tennis courts, gym etc.... has a lake front view and jsut simply feels like heaven to me. Has anyone else made this move recently and would like to help mentor us on the ups and downs, do's and don'ts. We would be very grateful. Pa. is a beautiful state and we shall miss the season changes we are sure. This past winter and my age made the cold almost unbearable and like I said my husband travels and I told him this is the last year I will do it on my own. Tuck me into a condo if you wish to travel but caring for this home, 2 large dogs, heating systems, snowblowing and shoveling was just more than I can handle anymore and if we need to sell this big beautiful home and downsize into something easier, why not go to the most wonderul place I've ever visited.instead of living in the same area my whole life. 50 stirs you up and makes me anyhow ready for a new adventure. Sure I will miss my children but what a wonderful place to visit and coming home to stay with them in the humid summer when the children are out of school means we all get the best of both worlds. So nice people in Florida, or anyone who has made this move and would like to respond with the truth of how it went for them, my husband and I would be forever grateful to have someone mentor us, free to guide, advise, give me the bad, the good and the ugly truth of your experience. Also looking for a great realator willing to walk through this with us. Sincerly, xojhra@yahoo.com.
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