Buying a Condo on the Emerald Coast

Gulf-front and resort condos are some of the most popular properties on the Emerald Coast. Since 2022, Florida has added new safety and funding rules for condominium buildings, so it pays to look closely at the building and the association — not just the unit.

Milestone inspections

Condo buildings three or more stories tall must have a structural milestone inspection by a licensed engineer or architect once they reach a certain age, and then every 10 years. Ask whether the building has had one and whether any repairs were recommended.

Structural integrity reserve study (SIRS)

These buildings must also have a structural integrity reserve study at least every 10 years. It looks at major items like the roof, structure, plumbing, electrical, waterproofing, and windows, and estimates how much the association should set aside for them. Underfunded reserves can mean higher dues or special assessments later.

Documents to review

• Milestone inspection report and SIRS, if required for the building
• Current budget, reserve balances, and recent financial statements
• Board meeting minutes, which often mention upcoming repairs or assessments
• Any pending or planned special assessments
• Declaration, bylaws, and rules — including pet, parking, and rental rules
• The association’s insurance coverage

Florida gives condo buyers a short period after receiving the association documents to review them and cancel if needed. We will make sure you know your deadline.

Financing a condo

Lenders review the building as well as the buyer. A building with significant deferred repairs, low reserves, pending litigation, or a high share of short-term rentals may not qualify for some loan programs. Talk to your lender about the specific building early. See Mortgage Pre-Approval.

Insurance

The association insures the building. You will need your own condo (HO-6) policy for the inside of your unit, your belongings, and liability. See Insurance & Flood Zones.

Looking at a specific building? Call 850.225.9785 or email christine@docksiderealtyinc.com and we will help you gather what you need.

This page is general information to help you plan. It is not legal, tax, insurance, or lending advice, and rules can change. Please confirm details with the appropriate professional before you make decisions.