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THE COMMONS CONDOMINIUM ASSOCIATION OF TAMPA, INC.

Tampa, Florida
Public record Verified Geography Verified Statute coverage Profile available Contacts Unclaimed

Governed by Fla. Stat. §718 (Florida Condominium Act). Registered as a condominium in Florida, in 1995. Reserve studies are required every 10 years under Fla. Stat. §718.112.

Community Profile
Legal Compliance Dashboard — Live Preview Florida vs. Washington · 13 requirements tracked
3/13
CommunityPay tracks every numeric statutory requirement — fee caps, time limits, percentage caps, retention periods — across every state's community-association law. The full dashboard renders side-by-side comparisons across all 52 tracked jurisdictions and a live feed of statute amendments. Below, three rows for Florida alongside Washington.
Requirement FL WA
RC delivery deadline 10 bus. days 10 days
RC fee cap $299 $275
RC update fee cap No cap $100
Open the full dashboard for Florida → all states, every threshold, statute changes tracked daily
Resale Certificate Compliance 18 disclosures required
FL
This condominium is governed by Fla. Stat. §718.116 (Florida Condominium Act). Florida law requires 18 specific disclosures when a unit is sold. The certificate must be delivered within 10 days of request. Maximum preparation fee: $299.00. · verified May 2026
Statute amended Detected Apr 13, 2026
Drift detected on Fla. Stat. §718.116 — Condominium Assessments and Liens: AMENDED (416 chars → 31432 chars, +31016) View source
  • Parking space or storage unit designation for the unit Fla. Stat. §718.116(8)(a)4
    Parking or garage space number, as reflected in the books and records of the association: Fla. Stat. §718.116(8)(a)4 · verified May 2026
  • Assessment paid-through date and next assessment due date Fla. Stat. §718.116(8)(a)8.b-c
    The regular periodic assessment is paid through (insert date paid through). The next installment of the regular periodic assessment is due (insert due date) in the amount of $. Fla. Stat. §718.116(8)(a)8.b-c · verified May 2026
  • All assessments, fees, and charges levied against the unit, itemized Fla. Stat. §718.116(8)(a)8.d
    An itemized list of all assessments, special assessments, and other moneys owed on the date of issuance to the association by the unit owner for a specific unit is provided. Fla. Stat. §718.116(8)(a)8.d · verified May 2026
  • Approved special assessments that are scheduled to be levied Fla. Stat. §718.116(8)(a)8.e
    An itemized list of any additional assessments, special assessments, and other moneys that are scheduled to become due for each day after the date of issuance for the effective period of the estoppel certificate is provided. In calculating the amounts that are scheduled to become due, the association may assume that any delinquent amounts will remain delinquent during the effective period of the estoppel certificate. Fla. Stat. §718.116(8)(a)8.e · verified May 2026
  • Assessments to be levied against the unit in the next 12 months Fla. Stat. §718.116(8)(a)8.e
    An itemized list of any additional assessments, special assessments, and other moneys that are scheduled to become due for each day after the date of issuance for the effective period of the estoppel certificate is provided. In calculating the amounts that are scheduled to become due, the association may assume that any delinquent amounts will remain delinquent during the effective period of the estoppel certificate. Fla. Stat. §718.116(8)(a)8.e · verified May 2026
  • Capital contribution or transfer fees due upon sale or transfer Fla. Stat. §718.116(8)(a)8.f
    Is there a capital contribution fee, resale fee, transfer fee, or other fee due? (Yes) (No). If yes, specify the type and the amount of the fee. Fla. Stat. §718.116(8)(a)8.f · verified May 2026
  • Other fees payable by the unit owner to the association Fla. Stat. §718.116(8)(a)8.f
    Is there a capital contribution fee, resale fee, transfer fee, or other fee due? (Yes) (No). If yes, specify the type and the amount of the fee. Fla. Stat. §718.116(8)(a)8.f · verified May 2026
  • Outstanding violations of record against the unit Fla. Stat. §718.116(8)(a)8.g
    Is there any open violation of rule or regulation noticed to the unit owner in the association official records? (Yes) (No). Fla. Stat. §718.116(8)(a)8.g · verified May 2026
  • Whether board approval is required for transfer of the unit Fla. Stat. §718.116(8)(a)8.h
    Do the rules and regulations of the association applicable to the unit require approval by the board of directors of the association for the transfer of the unit? (Yes) (No). If yes, has the board approved the transfer of the unit? (Yes) (No). Fla. Stat. §718.116(8)(a)8.h · verified May 2026
  • Right of first refusal and whether it has been exercised Fla. Stat. §718.116(8)(a)8.i
    Is there a right of first refusal provided to the members or the association? (Yes) (No). If yes, have the members or the association exercised that right of first refusal? (Yes) (No). Fla. Stat. §718.116(8)(a)8.i · verified May 2026
  • Other associations or entities serving the property Fla. Stat. §718.116(8)(a)8.j
    Provide a list of, and contact information for, all other associations of which the unit is a member. Fla. Stat. §718.116(8)(a)8.j · verified May 2026
  • Insurance coverage description and contact information for insurance agent Fla. Stat. §718.116(8)(a)8.k
    Provide contact information for all insurance maintained by the association. Fla. Stat. §718.116(8)(a)8.k · verified May 2026
  • Certificate validity period and preparation date Fla. Stat. §718.116(8)(b)
    An estoppel certificate that is hand delivered or sent by electronic means has a 30-day effective period. An estoppel certificate that is sent by regular mail has a 35-day effective period. If additional information or a mistake related to the estoppel certificate becomes known to the association within the effective period, an amended estoppel certificate may be delivered and becomes effective if a sale or refinancing of the unit has not been completed during the effective period. A fee may not be charged for an amended estoppel certificate. An amended estoppel certificate must be delivered on the date of issuance, and a new 30-day or 35-day effective period begins on such date. Fla. Stat. §718.116(8)(b) · verified May 2026
  • Declaration, articles, bylaws, rules, and all amendments Fla. Stat. §718.503(2)(a)1-3
    Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: 1. The declaration of condominium. 2. Articles of incorporation of the association. 3. Bylaws and rules of the association. Fla. Stat. §718.503(2)(a)1-3 · verified May 2026
  • Current year operating budget Fla. Stat. §718.503(2)(a)4
    Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: 4. An annual financial statement and annual budget of the condominium association. Fla. Stat. §718.503(2)(a)4 · verified May 2026
  • Most recent financial report or balance sheet Fla. Stat. §718.503(2)(a)4
    Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: 4. An annual financial statement and annual budget of the condominium association. Fla. Stat. §718.503(2)(a)4 · verified May 2026
  • Amount of reserves and designation for specified projects Fla. Stat. §718.503(2)(a)6
    Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: 6. The association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study. Fla. Stat. §718.503(2)(a)6 · verified May 2026
  • Restrictions on use, lease, or rental of the unit Fla. Stat. §718.503(2)(a)1
    Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: 1. The declaration of condominium. Fla. Stat. §718.503(2)(a)1 · verified May 2026
Industry incumbents (HomeWiseDocs, CondoCerts) charge residents $250–$400 per resale certificate. Under Fla. Stat. §718.116, Florida caps the preparation fee at $299 by statute. With CommunityPay, the board issues the certificate directly from live ledger data — the board controls pricing within the statutory cap. Residents typically save $200+ per closing.
None of these items are confirmed for THE COMMONS CONDOMINIUM ASSOCIATION OF TAMPA, INC.. Set up this community on CommunityPay to track compliance and generate resale certificates from live ledger data.
Institutional Reference

Reserve study standards in Florida

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Cadence
10 years maximum
Authority
Fla. Stat. §718.112(2)(g)
Scope
Component register, condition assessment, funding analysis

Florida condominiums of three stories or more must complete a Structural Integrity Reserve Study (SIRS) every ten years (Fla. Stat. §718.112(2)(g)).

Most state regimes also require:

  • Annual disclosure of reserve funding status to owners.
  • Segregation of reserve funds from operating cash.
  • Board approval of the funding plan tied to the most recent study.

A reserve study has three parts:

  • Component register — every long-lived asset the association is responsible for maintaining.
  • Condition assessment — current age, remaining useful life, observable wear.
  • Funding analysis — how much the association must contribute each year so cash is available when components reach end-of-life.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component Typical useful life
Asphalt shingle roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Florida

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Annual / owner meeting
14 days advance notice
Fla. Stat. §720.306(2)
Board meeting
48 hours advance notice
Fla. Stat. §718.112(2)(c)

Most state regimes also require:

  • Open meetings — board meetings open to all members in good standing; closed executive sessions only for narrow purposes (litigation, personnel, contracts).
  • Agenda discipline — the board cannot vote on substantive matters not included in the noticed agenda except in narrow emergency circumstances.
  • Annual meeting — at least one owner meeting per year, with notice mailed to the address on record for each owner.
  • Quorum thresholds — defined in the declaration or bylaws; statutory default applies when governing documents are silent.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Full notice requirements appear in Fla. Stat. §720.303 and the specific subsections cited in the Requirements tab.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Statute sets the default at 30% of allocated interests unless the governing documents specify a different threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Voting and quorum procedures are codified in Fla. Stat. §720.303 and applicable subsections. Specific procedures may be modified in the declaration and bylaws within statutory limits.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Florida requires retention for at least 7 years. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Florida requires the association to respond within 10 business days of a written request.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.

Records retention and inspection rights are codified in Fla. Stat. §720.303 and related subsections. A records-request response that misses the statutory deadline may expose the association to a per-day penalty.

Related tools
Institutional Reference

Insurance & risk requirements in Florida

Statutory floors plus the Fannie Mae 1076 and Freddie Mac 1077 condo questionnaire fields lenders verify before closing. Generic reference. Specific declarations or bylaws may impose tighter requirements; statutes set the minimum.

Fannie Mae lender requirement
Hazard / property coverage
100% of replacement cost value, project improvements + common elements + residential structures
Fannie Mae B7-3-03
Comprehensive general liability
$1000000 minimum per single occurrence, bodily injury and property damage on common elements
Fannie Mae B7-4-01
  • Replacement cost basis — policy must pay to rebuild without depreciation deduction.
  • Agreed-amount endorsement — waives the coinsurance penalty when coverage is set to a stated replacement cost.
  • Inflation guard endorsement — annual escalation to keep coverage at current rebuild cost.
  • Building ordinance or law endorsement — covers the cost gap when current building codes require upgrades during a rebuild.

Statutory citation: Fla. Stat. §720.303.

Fannie Mae lender requirement
Fidelity / crime bond minimum
3 months of aggregate assessments on all units
Fannie Mae B7-4-02

The fidelity / crime policy protects association funds from dishonest or fraudulent acts by anyone handling or responsible for those funds — directors, officers, employees, and the management agent. The HOA or co-op corporation must be the named insured, with premiums paid as a common expense.

  • Named covered parties — board, officers, employees, and the management company (when one is engaged).
  • Computation basis — months of assessments plus reserve balance, or a percentage of the operating budget, depending on the governing statute.
  • Annual renewal — coverage lapses are a common audit finding and trigger lender disqualification.

Statutory citation: Fla. Stat. §720.303.

Fannie Mae lender requirement
Deductible cap
5% maximum of master policy coverage amount, aggregated across per-peril deductibles
Fannie Mae B7-3-03

Higher deductibles disqualify the project from conforming mortgage originations on every unit. State statutes sometimes codify a tighter cap or require board approval before deductible changes.

Flood insurance is required when any portion of the project sits inside a FEMA-designated Special Flood Hazard Area (SFHA). Coverage must equal the lesser of the building replacement cost or the National Flood Insurance Program (NFIP) maximum, with the balance covered by an excess flood policy.

Statutory citation: Fla. Stat. §720.303.

Beyond the master property policy, lenders require several distinct coverages and endorsements. Each addresses a specific risk category the master policy alone does not handle.

  • Directors & officers (D&O) liability — defends board members against claims arising from governance decisions. Often required by lenders even when not codified by statute.
  • Umbrella / excess liability — extends primary liability limits, typically by $1M to $5M, to cover catastrophic claims.
  • Workers’ compensation — required when the association directly employs maintenance or management staff.
  • Earthquake / windstorm — peril-specific policies in seismic and coastal zones. Lender requirement depends on territory.
  • Environmental / pollution — applies when the association operates pools, fuel storage, or other regulated facilities.

Specific statutory provisions seeded for Florida:

Statutory citation: Fla. Stat. §720.303.

Statutory Obligations — Florida 21 obligations across 8 categories
FL
Under Florida community association law, this condominium is bound by the obligations below. Each item is pinned to the underlying statute. Click any citation to read the source.
Governance 4
Board governance, meetings, voting, quorum.
  • Whether board approval is required for transfer of the unit
    The certificate must disclose whether the association's rules require board approval for transfer, and if yes, whether the board has approved this transfer.
     Fla. Stat. §718.116(8)(a)8.h
  • Right of first refusal and whether it has been exercised
    The certificate must disclose whether members or the association have a right of first refusal, and if so, whether they exercised it.
     Fla. Stat. §718.116(8)(a)8.i
  • Restrictions on use, lease, or rental of the unit
    The seller must give the buyer the declaration of condominium, which is the document that sets out how the unit may be used, leased, or rented.
     Fla. Stat. §718.503(2)(a)1
  • Declaration, articles, bylaws, rules, and all amendments
    Before a condo resale closes, the seller must give the buyer a current copy of the declaration, articles of incorporation, bylaws, and rules.
     Fla. Stat. §718.503(2)(a)1-3
Financial 2
Financial statements, audits, banking, fund segregation.
  • Most recent financial report or balance sheet
    Before a condo resale closes, the seller must give the buyer a current copy of the association's most recent annual financial statement.
     Fla. Stat. §718.503(2)(a)4
  • Current year operating budget
    Before a condo resale closes, the seller must give the buyer a current copy of the association's annual budget.
     Fla. Stat. §718.503(2)(a)4
Assessment 6
Assessment levy, billing, collection, late fees.
  • Assessment paid-through date and next assessment due date
    The certificate must show what date the regular dues are paid through and when the next installment is due, along with the amount.
     Fla. Stat. §718.116(8)(a)8.b-c
  • All assessments, fees, and charges levied against the unit, itemized
    The certificate must include an itemized list of every assessment, special assessment, and other money the unit owner owes the association on the date the certificate is issued.
     Fla. Stat. §718.116(8)(a)8.d
  • Assessments to be levied against the unit in the next 12 months
    The certificate must show assessments that will be levied during the certificate's effective period — the same itemization that captures upcoming regular and special amounts.
     Fla. Stat. §718.116(8)(a)8.e
  • Approved special assessments that are scheduled to be levied
    The certificate must list any additional assessments, special assessments, and other moneys scheduled to become due during the certificate's effective period.
     Fla. Stat. §718.116(8)(a)8.e
  • Other fees payable by the unit owner to the association
    Other fees payable by the unit owner to the association are disclosed under the same item that covers capital, resale, and transfer fees.
     Fla. Stat. §718.116(8)(a)8.f
  • Capital contribution or transfer fees due upon sale or transfer
    The certificate must disclose whether any capital contribution, resale fee, transfer fee, or other fee is due, and if so, specify the type and amount.
     Fla. Stat. §718.116(8)(a)8.f
Reserves 1
Reserve studies, reserve funding, capital planning.
  • Amount of reserves and designation for specified projects
    Before a condo resale closes, the seller must give the buyer the most recent structural integrity reserve study (or a statement that the association has not completed one).
     Fla. Stat. §718.503(2)(a)6
Insurance 1
Insurance coverage, policy disclosures, claims.
  • Insurance coverage description and contact information
    The certificate must include contact information for every insurance policy the association maintains.
     Fla. Stat. §718.116(8)(a)8.k
Disclosure 4
Owner disclosures, resale certificates, public records.
  • Parking space or storage unit designation
    The condo estoppel certificate must state the parking or garage space number assigned to the unit.
     Fla. Stat. §718.116(8)(a)4
  • Other associations or entities serving the property
    The certificate must list every other association the unit is a member of, with contact information for each.
     Fla. Stat. §718.116(8)(a)8.j
  • Certificate validity period and preparation date
    Condo estoppel certificates are valid for 30 days when hand-delivered or sent electronically, and 35 days when sent by regular mail. Amendments may be issued during the effective period at no charge.
     Fla. Stat. §718.116(8)(b)
  • Florida condo resale buyer may cancel within 3 business days
    For a condo resale, the contract must either say the buyer got the disclosure documents more than 3 business days before signing, or include a clause giving the buyer 3 business days after signing and receiving the documents to cancel.
     Fla. Stat. §718.503(2)(d)
Records 2
Records retention, owner access, official documents.
  • Condominium records must be maintained for at least 7 years
    Foundational condo records (declaration, articles, bylaws, rules, members roster, and minutes) must be kept forever. Bids must be kept at least 1 year. All other records must be kept at least 7 years.
     Fla. Stat. §718.111(12)(b)
  • Unit owners have inspection rights within 10 working days
    Owners have the right to inspect condo records. If the association fails to provide them within 10 working days, the association is presumed in willful violation and faces $50/day in damages (up to 10 days) starting on the 11th working day.
     Fla. Stat. §718.111(12)(c)
Enforcement 1
Rule enforcement, fines, hearings, due process.
  • Outstanding violations of record against the unit
    The certificate must disclose any open rule or regulation violation noticed to the unit owner in the association's official records.
     Fla. Stat. §718.116(8)(a)8.g
None of these obligations are confirmed for THE COMMONS CONDOMINIUM ASSOCIATION OF TAMPA, INC. as a CommunityPay-managed community. Set up this community on CommunityPay to track obligation compliance from a live ledger with audit-grade enforcement.
Source: Florida legal corpus. Last verified May 23, 2026. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Reserve Study Deadline — Florida Every 10 years · Next by Oct 2035
Florida condominiums of three stories or more must complete a Structural Integrity Reserve Study (SIRS) every ten years (Fla. Stat. §718.112(2)(g)).
Statutory cadence Every 10 years
Authority Fla. Stat. §718.112(2)(g)
Estimated next required by Oct. 18, 2035
Estimate basis 10-year cycles from formation date
Set up this community on CommunityPay to track reserve study compliance and generate a Reserve Funding Status Report (RSR) from a live ledger.
Risk Profile — CARI Score Preview 5 weighted components · Verified score requires consent
Preview
CARI — the Community Association Risk Index — is CommunityPay's deterministic risk score for community associations. Lenders, insurers, title companies, and buyers consume it through an authenticated API. The score is computed from five weighted components and is consent-gated: the association controls whether subscribers can see it.
Financial Health 30% weight
Reserve adequacy, delinquency rate, operating ratio, fund segregation. Measured against state statutory thresholds.
Governance 25% weight
Board attestation currency, meeting compliance, policy violations, governance risk coefficient.
Vendor Risk 15% weight
Vendor compliance signals — license, insurance, bond status, payment velocity, dispute rate.
Enforcement Integrity 15% weight
Block rate, override rate, SLA breaches in the enforcement decision ledger. The audit-trail layer.
Payment Behavior 15% weight
Prevented loss, dispute rate, collection efficiency, payment-method risk.
No verified CARI score is published for Florida community THE COMMONS CONDOMINIUM ASSOCIATION OF TAMPA, INC.. Set up this community on CommunityPay to publish a verified CARI score that lenders, insurers, title companies, and buyers can consume through an authenticated API.
Mortgage Warrantability — Fannie Mae 1076 / Freddie Mac 1077 8 sections lenders require
Condo
Every condo mortgage closing requires the lender to underwrite the project itself, not just the unit. The Fannie Mae 1076 (Full Project Review) and Freddie Mac 1077 (Project Review) ask for the eight sections below. Buyers wait days or weeks while boards or managers compile the data manually. CommunityPay-managed associations produce a complete, consistent answer in seconds from live ledger data.
Project information Not verified
Number of units, occupancy ratio, commercial space %, completion status, project type.
Annual operating budget Not verified
Current year budget, line-item revenue and expenses, contingency provisions.
Assessment delinquency Not verified
Owners more than 60 days delinquent, total delinquent assessments, percentage of total billed.
Reserve fund status Not verified
Current reserve balance, percent funded, recent reserve study, contributions to reserves.
Insurance coverage Not verified
Master policy, fidelity bond, D&O coverage, flood (if applicable), agent and carrier details.
Governance Not verified
Board composition, FHA/VA certification, attestation currency, ongoing litigation indicator.
Special assessments Not verified
Approved or pending special assessments, payment terms, purpose, total amount.
Required disclosures Not verified
Litigation, code violations, structural defects, deferred maintenance, environmental issues.
None of these sections are verified for THE COMMONS CONDOMINIUM ASSOCIATION OF TAMPA, INC.. Set up this community on CommunityPay to publish a complete Fannie 1076 / Freddie 1077 questionnaire from live ledger data.
Recent Law Changes — Last 24 Months 5 changes
Statute amended
May 2026
Mixed-use condominiums
Drift detected on Fla. Stat. §718.404 — Mixed-use condominiums: AMENDED (1178 chars → 1281 chars, +103)
New subsection added
May 2026
Right of owners to peaceably assemble
Drift detected on Fla. Stat. §718.123 — Right of owners to peaceably assemble: NEW_SUBSECTION (1091 chars → 1341 chars, +250)
Statute amended
May 2026
Amendment of declaration; correction of error or omission in declaration by circuit court
Drift detected on Fla. Stat. §718.110 — Amendment of declaration; correction of error or omission in declaration by circuit court: AMENDED (1145 chars → 16471 chars, +15326)
Statute amended
May 2026
Authority, responsibility, and duties of Division of Florida Condominiums, Timeshares, and Mobile Homes
Drift detected on Fla. Stat. §718.501 — Authority, responsibility, and duties of Division of Florida Condominiums, Timeshares, and Mobile Homes: AMENDED (773 chars → 25887 chars, +25114)
Effective date reached
May 2026
Transfer of association control; claims of defect by association
Drift detected on Fla. Stat. §718.301 — Transfer of association control; claims of defect by association: EFFECTIVE_DATE_REACHED (698 chars → 13894 chars, +13196)
Source: Florida legal corpus drift detection. CommunityPay tracks every change to relevant statutes, case law, session laws, and regulations.
Compliance Calendar — Next 12 Months 2 deadlines
Annual budget meeting and adoption Dec 31, 2026 · 215 days
Statutory budget adoption requirement.
Federal Form 1120-H or 1120 — annual return Apr 15, 2027 · 320 days
High IRC §528
Failure to file timely incurs IRS penalties and interest.
Source: Florida statute and federal tax law. Dates are conservative estimates based on common fiscal-year alignment; actual deadlines depend on the association's bylaws and fiscal year.
Lien Priority — Florida No HOA super-priority over first mortgage
Florida does not grant HOA assessment liens super-priority over a first mortgage. The HOA assessment lien sits subordinate to the mortgage; recording date controls relative priority among junior liens.
1.
Federal tax lien (IRS)
Federal tax liens are senior to all subsequent recorded liens.
26 U.S.C. §6321
2.
Property tax / ad valorem lien
Property tax liens are senior to all subsequent encumbrances.
Fla. Stat. §197.122
3.
First mortgage
Florida grants no super-priority to HOA assessment liens; subsequent liens follow recording date.
4.
HOA assessment lien
Subordinate to first mortgage. After foreclosure, the new owner is liable for assessments incurred prior, capped per statute.
Fla. Stat. §718.116
5.
Junior mortgage / mechanic's liens / judgment liens
Priority by recording date.
Source: Florida statutes and case law. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Records This Community Should Have — Florida 10 record categories required by statute
Under Florida community association law, the records below must be created and retained. Failure to produce these on owner request, audit, or litigation creates liability and erodes the board's defensibility. None are confirmed for this community as a CommunityPay-managed association.
Governance 3
  • Governing documents — CC&Rs, Bylaws, Articles of Incorporation
    The foundational documents that establish the association and its powers. Required as a permanent record.
    Retention: permanent
    Fla. Stat. §718.111
  • Meeting minutes — board and member meetings
    Official record of board votes, decisions, and member actions.
    Retention: 7 years
    Fla. Stat. §718.111(12)
  • Roster of members and addresses
    Current member roster with notice addresses.
    Retention: current
    Fla. Stat. §718.111(12)
Financial 4
  • Annual financial statements
    Income statement, balance sheet, statement of cash flows for each fiscal year.
    Retention: 7 years
    Fla. Stat. §718.111(12)
  • SIRS — Structural Integrity Reserve Study (condos 3+ stories)
    Mandatory post-Surfside structural reserve study every 10 years.
    Retention: permanent reference
    Fla. Stat. §718.112(2)(g)
  • Tax returns
    Federal association tax returns.
    Retention: 7 years
    IRC §6501
  • Tax returns
    Federal and state association tax returns.
    Retention: 7 years
    IRC §6501 + state retention norms
Operational 3
  • Insurance policies and claims
    Active and prior insurance policies, claims history.
    Retention: 7 years
    Fla. Stat. §718.111(12)
  • Milestone inspection reports (3+ stories)
    Building structural inspections per §553.899.
    Retention: permanent
    Fla. Stat. §553.899
  • Vendor invoices, contracts, and bids
    Service contracts, paid invoices, and competitive bid records.
    Retention: 7 years
    Fla. Stat. §718.111(12)
Set up this community on CommunityPay to create, store, and produce these records on demand from a live ledger.
Registration Details Condominium · Est. 1995 · Active
Type Condominium
Governing Statute Fla. Stat. ch. 718 (Condominium Act)
State Florida
City Tampa
County Hillsborough
Registration N95000004985
Formed Oct. 18, 1995
Status Active
Area HOA Fees Hillsborough County median $371/mo
Median Monthly Fee $371
Average Monthly Fee $426
Typical Range $239 – $560
Units Paying Fees 32,945
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). Hillsborough County, FL.
Natural Hazard Exposure Hillsborough County
Relatively High
Lightning Very High
Tornado Very High
Cold Wave Very High
Hurricane Very High
Hail Relatively High
Social Vulnerability Relatively Low
Community Resilience Relatively Low
Expected Annual Loss $494,579,510
Source: FEMA National Risk Index v1.20, Hillsborough County, FL
Applicable Laws 14 Florida statutes
Mandatory Structural Inspections for Condominium and Cooperative Buildings Florida mandatory structural milestone inspection statute for condominium and cooperative buildings 3+ stories. Initial inspection required by December 31 of the year the building reaches 30 years of age, then every 10 years thereafter. Cross-referenced by §718.503(2)(a)5 in the resale disclosure packet.
Definitions Establishes 35 definitions used throughout Florida's condominium law, including association, common elements, unit owner, and developer. The definitional foundation for Chapter 718 and the most-amended definitional section across recent reform bills.
Amendment of declaration; correction of error or omission in declaration by circuit court Establishes the amendment procedure for a condominium declaration. Unless the declaration specifies otherwise, owners of two-thirds of the units must approve any amendment. Material amendments that alter a unit's configuration or share of common elements or common expenses require unanimous consent of the affected unit and all other unit owners. The statute also lets the circuit court correct scrivener's errors …
Condominium Association Powers, Records, and Meetings Florida Condominium Act association powers, records access, and meeting requirements. Records must be maintained for 7 years. Unit owners have inspection rights within 10 business days of written request.
Condominium Bylaws — Board Powers, Annual Budget, Reserve Funding Florida condominium bylaw and operating requirements: form of administration, annual budget, reserve accounts, financial reporting, milestone inspections, and structural integrity reserve studies. Cross-referenced by §718.503(2)(a)4 for the resale-disclosure annual financial statement and budget.
Maintenance; limitation upon improvement; display of flag; hurricane protection; display of religious decorations Governs condominium associations' responsibility for maintaining common elements and the procedure for approving material alterations. Includes unit-owner protections for flag, religious decoration, and hurricane-protection installation, plus rules on electric vehicle charging stations. The core maintenance and improvement provision of Chapter 718.
Common expenses and common surplus Defines common expenses as operational costs for condominium maintenance and association functions, establishes how those expenses are assessed to unit owners based on ownership interest, and clarifies the treatment of common surplus. The statutory foundation for every condo assessment.
Condominium Assessments and Liens Florida Condominium Act assessment and lien provisions, including the estoppel certificate requirement for condominiums. Statute parallels §720.30851 — 10 business days to deliver, statutory base caps of $250 preparation, $100 expedited, and $150 delinquent under §718.116(8)(f), with CPI adjustment every 5 years under §718.116(8)(i). DBPR's current published caps are $299 / $119 / $179 (next adjustment July 1, 2027). No …
Right of owners to peaceably assemble Guarantees unit owners and invitees the right to peaceably assemble in the common elements and recreational facilities of a condominium for their intended use and prohibits the association from unreasonably restricting that right. Subsection (1) also protects the right of owners to invite public officials to speak on common-element property. Owners denied these rights may sue to enjoin the offending …
Alternative dispute resolution; mediation; nonbinding arbitration; applicability Establishes mediation and nonbinding arbitration as prerequisites to civil litigation for condominium disputes. Subsection (4) directs the Division to adopt rules of procedure to govern arbitration and incident mediation — the authorizing statute for FAC 61B-45 (Mandatory Non-Binding Arbitration Rules of Procedure).
Transfer of association control; claims of defect by association Establishes the conditions and timeline by which unit owners gain control of a condominium association's board of administration, and specifies what documentation and assets developers must transfer upon relinquishing control. Authorizes FAC 61B-23.003 (Transition from Developer Control).
Mixed-use condominiums Governs condominiums combining residential and commercial units. Subsection (2) requires that when residential units make up at least fifty percent of the total units, residential owners collectively be entitled to elect a majority of the board of administration. Commercial owners cannot veto amendments to the association documents. For mixed-use condos created after July 1, 2007, ownership and common-expense shares must …
Authority, responsibility, and duties of Division of Florida Condominiums, Timeshares, and Mobile Homes Keystone authority statute for FL condominium regulation. Establishes the Division of Florida Condominiums, Timeshares, and Mobile Homes within DBPR and grants the Division investigative and enforcement authority. Subsection (g) authorizes rule adoption — this is the rulemaking authority for the entirety of FAC Chapter 61B.
Disclosure Prior to Sale of Residential Condominiums Florida condominium prospective-purchaser disclosure statute. Subsection (1) governs developer (new construction) sales with a 15-day cancellation right. Subsection (2) governs nondeveloper (resale) sales: the seller must provide the buyer with the declaration, articles, bylaws and rules, most recent annual financial statement and budget, structural-integrity reserve study or statement that none has been completed, milestone-inspection summary if applicable, turnover-inspection report if …
Source: Florida state legislature. Statutes verified by CommunityPay. Last verified May 2026.
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Condo questionnaire for this association

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Community data is sourced from Florida Secretary of State public registrations. Natural hazard data is from the FEMA National Risk Index (county-level, v1.20). CommunityPay does not claim a relationship with THE COMMONS CONDOMINIUM ASSOCIATION OF TAMPA, INC. unless explicitly stated.
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