Fort Lauderdale · Broward County · Condo financing
Fort Lauderdale condo financing, starting with the building
With a condo, the lender approves the building as well as you. I help Fort Lauderdale buyers look at the association's numbers and reports before the offer, so a great unit in a problem building doesn't cost you your deposit or your closing date.
Why condo loans take more homework
Whether you're looking at a tower near the beach, a downtown high-rise or a small low-rise complex, the loan depends on the condo association too. Lenders typically review a condo questionnaire from the association covering its budget, reserves, insurance, special assessments, any litigation and how many units are owner-occupied versus rented. If a building doesn't meet a lender's standards, it's far better to learn that before you're under contract than after.
Florida's condo safety rules, in plain English
Since SB 4-D (2022), and as updated most recently by HB 913 (effective July 1, 2025), condo buildings three habitable stories or taller must:
- Complete a milestone structural inspection by December 31 of the year the building turns 30 (based on its certificate of occupancy), then every 10 years.
- Have a structural integrity reserve study (SIRS) at least every 10 years, and fund reserves for structural items like the roof, structure, waterproofing and windows. Those reserves can't be waived.
- Provide inspection reports and the reserve study to prospective buyers as part of the official records.
Buildings below three habitable stories generally aren't subject to the SIRS rules, which can make low-rise buildings a different review.
Broward has its own inspection program too
Fort Lauderdale is the Broward County seat, and Broward runs a countywide Building Safety Inspection Program through its Board of Rules and Appeals. Under the board's current policy (Policy 05-05), covered buildings are inspected once they reach 25 years of age, based on the certificate of occupancy, and every 10 years after that. For condos, the association must share the inspection results with unit owners. Each of Broward's 31 cities and the unincorporated county enforce it through their own building officials, so ask which city the building is in.
Looking in Miami-Dade or Palm Beach instead? The state milestone and SIRS rules apply in all three counties. Miami-Dade has also had its own 40-year building recertification program since 1976.
Law and program summary checked October 16, 2026 against Florida Statutes s. 553.899, Florida DBPR, Florida Senate summaries, Broward BORA Policy 05-05 and a Florida Building Commission report. Not legal advice.
Before you make an offer on a Fort Lauderdale condo
- Ask for the building's paperwork early: the current budget, the most recent SIRS, any milestone or county safety inspection reports, board minutes and any special assessment notices.
- Price the full monthly cost: your mortgage payment plus HOA dues, any special assessment, and an HO-6 insurance policy for the inside of the unit.
- Check the master insurance policy meets lender requirements.
- Call me with the building name before you sign, and I'll tell you what we'll need to review.
Get the free Florida condo guide (PDF)
Have a building in mind? Look it up in the Florida Condo Hub: year built, FEMA flood zone, HUD FHA status and the inspection questions to ask.
Buying your first place? See first-time buyer loans in Broward.
Have a question about your situation?
Call, text, or send a quick note, and I'll get back to you.