Questions Florida buyers ask me

After the 2021 Surfside collapse, Florida passed SB 4-D in 2022 and has updated it since, most recently with HB 913 (effective July 1, 2025). Condo buildings three habitable stories or taller need a milestone structural inspection by the end of the year they turn 30, then every 10 years, and local governments can require more. They also need a structural integrity reserve study (SIRS) at least every 10 years. Those reports must be given to prospective buyers, so ask for them before you make an offer.

Based on Florida Statutes s. 553.899, Florida DBPR and Florida Senate summaries, checked October 16, 2026. Not legal advice.

Not for the structural items in a SIRS, such as the roof, structure, fireproofing, plumbing, electrical, waterproofing and windows. After a recent milestone inspection, an association may pause reserve contributions for up to two annual budgets, with an owner vote, to pay for the repairs it found. It then needs a new SIRS before contributions restart. If a building has paused reserves or large special assessments, we should look at how that affects your loan.

Based on Florida DBPR guidance, checked October 16, 2026. Not legal advice.

It depends on the loan type, your credit and the property. Some loan programs allow a small down payment, but you'll also need money for closing costs. Many loan types allow gift funds from family with the right paperwork. A quick review of your numbers tells you your real cash to close before you start shopping.

Yes. Florida Housing's Hometown Heroes program offers eligible first-time, income-qualified buyers in qualifying jobs up to 5% of the first mortgage, from $10,000 to $35,000. It's a 0% deferred second mortgage that you repay when you sell, refinance or move out, so it isn't a grant. Some counties and cities run their own programs too. Funding and terms change, so ask me what's available right now.

Hometown Heroes terms per Florida Housing Finance Corporation, checked October 16, 2026.

Often, yes. Conventional loans usually document your income with your tax returns, typically for the last two years. If write-offs make your income look lower than it really is, that can limit what you qualify for. Bank-statement programs, where available, may use 12 to 24 months of personal or business bank statements instead. Let's look at your returns together before you make an offer.

It depends on your purchase contract, the appraisal, insurance, any condo review and how quickly documents come in. Getting pre-approved before you shop removes a lot of the waiting. Lining up Florida homeowners or HO-6 insurance early helps too. I'll give you a timeline for your file once we know the property. Once you've applied, these do's and don'ts help keep things on schedule.

Minimums depend on the loan program and the lender, and your score also affects your pricing. For example, the Hometown Heroes program administrator listed a 640 minimum score in October 2026. Check your credit early, before you find a house. If it needs work, we can make a plan before you apply. After you apply, avoid new credit until closing; here's what else to hold off on.

Program minimum per eHousingPlus (Florida Housing's administrator), checked October 16, 2026.

For residential mortgages, such as a home you'll live in, I lend in Florida only. Outside Florida, commercial and non-QM business-purpose (investor) financing, such as DSCR loans on rental property, may be available in other states where permitted. Licensing varies by state, so tell me where the property is and I'll let you know what's possible.