Ever wonder what your condo association is doing with your dues?

Get a plain-English review of your Florida condo association's budget, financial statements, reserves and SIRS, insurance, and public records. Written for owners and buyers, and delivered in 5 business days.

See pricing How it works
✔ 25 years of client-facing real estate experience✔ 100% remote, any Florida county✔ Facts and explanations, no jargon

How it works

1

Order

Choose a review level and fill out the short order form below.

2

Upload your documents

Send the budget, financial statements, reserve study or SIRS, insurance declarations, and anything else you have. Not sure what you need? We'll tell you.

3

Get your report in 5 business days

You'll receive a clear, organized written report that explains what the numbers and records show.

What you get

💰 Budget & financials

Where the dues go, how this year compares to last year, operating surpluses and shortfalls, and unusual line items.

🏗️ Reserves & SIRS

Funding levels, whether the structural integrity reserve study is on file, and items that could mean special assessments.

🌀 Insurance

Coverage types, deductibles, premium trends, and what is listed as the owner's responsibility versus the association's.

⚖️ Public records search

Included in the $159 Full Review. A list of what we find in public county and court records: lawsuits involving the association, recorded liens and lis pendens, and code or building violations.

📝 Plain-English summary

A short list of key findings and questions you may want to ask the board, your attorney, or your lender.

Why this exists

A buyer found a condo they loved near the water. The price was right and the building looked well kept. Weeks into the process, their lender stopped the loan. The association was involved in a pending lawsuit that nobody had mentioned, and lenders would not finance units in the building until it was resolved.

The information was in public records the whole time. It just wasn't in plain sight. Condo Docs Decoded exists so owners and buyers can see what's in the records before it costs them time, money, or a home.

About Condo Docs Decoded

Founded by a real estate professional with 25 years of client-facing experience. We review documents remotely for condos across Florida.

Simple, flat pricing

Basic

$79
  • Budget review
  • Reserve funding snapshot
  • Key findings summary
Most popular

Full Review

$159
  • Budget & financial statements
  • Reserves & SIRS
  • Insurance overview
  • Lawsuit search: a list of lawsuits found involving the association
  • Liens and violations search: a list of recorded liens and lis pendens on the association, plus code enforcement and building violations found
  • Full written report

Report delivered within 5 business days after all documents are received.

Order your review

Documents: Attach your documents to the email that opens (budget, reserve study/SIRS, board minutes, condo questionnaire).

This opens your email app with your order filled in. Attach your documents and send, then use the Pay button below.

Pay $79 (Basic) Pay $159 (Full Review)

Frequently asked questions

Is this legal or financial advice?

No. You get facts and plain-English explanations of what the documents and public records show. For advice, consult a Florida attorney, CPA, or engineer.

Where do I get the documents?

Owners can request records from the association or its management company. Buyers can often get them from the seller or listing agent. Many Florida associations also post key documents on a website or app.

What is a SIRS?

A Structural Integrity Reserve Study. Under Florida law, many condo buildings must have one for certain structural components. We check whether one is on file and summarize what it says about funding.

What does the public records search cover?

It is part of the $159 Full Review and is not included in Basic. We search public county and court records and list what we find: lawsuits involving the association, recorded liens and lis pendens, and code or building violations. If nothing turns up, the report says so. Records can be incomplete, so please verify anything important.

Do you need to visit the property?

No. Everything is done remotely from documents and public records.

What if my documents are incomplete?

We'll let you know what's missing. The report clearly notes anything we couldn't review.

How do I contact you?

Email info@condodocsdecoded.com.