# Your Right to Review Condo Documents Before Buying (Florida) Published: 2026-08-26 · Updated: 2026-10-22 · Author: Jeremías Kastensmidt _Since July 1, 2025, Florida resale condo buyers have 7 days, not 3, to cancel after receiving the association's documents; developer buyers have 15. Here is what you are owed and what to check._ In Florida, a buyer of a resale condo can cancel the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing it and receiving the association's documents. A buyer purchasing new from a developer gets 15 days. Both rights come from [section 718.503 of the Florida Statutes](https://www.flsenate.gov/Laws/Statutes/2026/718.503), and any waiver of them has no effect. The resale window used to be 3 days. A 2025 law (HB 913, chapter 2025-175) raised it to 7 for contracts signed on or after July 1, 2025. Older guides, including an earlier version of this one, still say 3. ## Buying a resale: the 7-day right When you buy from an owner, the seller must give you, at the seller's expense, current copies of: - the declaration of condominium - the association's articles of incorporation - the bylaws and rules - the annual financial statement and annual budget - the milestone inspection summary, if the building has had one - the most recent structural integrity reserve study (SIRS), or a statement that none has been completed - the turnover inspection report, for turnover inspections done on or after July 1, 2023 - the Frequently Asked Questions and Answers sheet The contract must carry the statute's voidability clause. You cancel by giving written notice within the 7 days. The right ends at closing, and a contract that leaves the clause out is voidable at your option before closing. ## Buying from a developer: the 15-day right For a new or preconstruction unit, you can cancel by written notice within 15 days after signing and receiving all of the developer's required documents. You also get a fresh 15 days after receiving any amendment that changes the offering in a way that is materially adverse to you. Budget cost changes on their own do not count as a material adverse change. See [preconstruction vs resale](/guides/preconstruction-vs-resale-condos-miami) for how the two purchases differ. ## What to look for in the documents The documents only protect you if someone reads them inside the window. Focus on: - **Special assessments**: levied, planned or under discussion, and who pays in your contract. - **The SIRS and reserves**: whether structural reserves are funded or a large catch-up is coming. Our [special assessments and condo-safety guide](/guides/miami-condo-special-assessments-recertification) explains the 2022 law behind them. - **The milestone inspection summary**: whether the engineer found substantial structural deterioration. - **Litigation and owner delinquencies**: both can affect insurance, financing and future fees. - **Leasing, pet and use rules**: minimum lease terms and rental caps. ## How common are these issues? Own.Miami checks every published building against public records and current listings. As of October 13, 2026, across the 806 buildings we publish: - 112 buildings have a special assessment noted in a current listing or record, 61 of them at an elevated level. - 83 buildings have a civil case involving the association on the Miami-Dade Clerk's docket, 47 of them flagged watch or worse. - 120 buildings show association collection filings against at least 2% of their units over 24 months, a sign some owners are behind on fees. Each building page on Own.Miami shows the verified records for that building, which is a quick first screen before the documents arrive. It does not replace reading them. ## The bottom line Start reading the day you receive the documents, and bring in a Florida real estate attorney if anything in the financial statement, SIRS or milestone summary is unclear. Seven business days is enough time to walk away from a building with a funding problem, but only if you use it. --- *This guide is general education, not legal, tax or financial advice. Confirm how the rules apply to your purchase with a Florida real estate attorney.* ## Frequently asked questions **How long do I have to cancel a resale condo contract in Florida?** 7 days, excluding Saturdays, Sundays and legal holidays, after you sign the contract and receive the required association documents. The window was 3 days before July 1, 2025. **What is the cancellation window when buying from a developer?** 15 days after signing and receiving all of the developer's documents, plus a new 15 days after any amendment that materially and adversely changes the offering. **Which documents must a resale seller provide?** The declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none exists, the turnover inspection report if applicable, and the FAQ sheet. --- Source: Own.Miami — https://own.miami · data as of 2026-10-22 Canonical page: https://own.miami/guides/florida-condo-document-review-rights License: CC BY 4.0 — https://creativecommons.org/licenses/by/4.0/ Methodology: https://own.miami/methodology · For AI assistants: https://own.miami/for-ai