Who Do You Send an HOA Estoppel Certificate Request To in Florida?
Use the free tool — Estoppel Clock
Who the association must tell you to send it to
Under Florida law, a homeowners' association must designate, on its own website, a person or entity to receive estoppel certificate requests. That contact is the association's choice, not yours. Check the association's website first, before you send anything.
- The designated contact is posted by the association itself.
- A request can be written or electronic.
- The requester can be the parcel owner, their designee, or a mortgagee.
The 10-business-day requirement
Fla. Stat. 720.30851 says the association must issue the estoppel certificate within 10 business days of that written or electronic request. Ten business days is not the same as ten calendar days — weekends and holidays don't count toward it.
If you can't find a posted contact
The statute requires the association to publish a contact, but the material here doesn't say what to do if the association hasn't posted one, or hasn't posted it clearly. Don't guess. Check the association's website again, ask your community manager, or confirm directly with the association. For anything unresolved, a Florida community association attorney can tell you what your options are.
Condo, co-op, timeshare, or mobile home park?
This page is about Chapter 720, which covers homeowners' associations. Condominium estoppel certificates are governed by Chapter 718 and follow their own rules. If you live in a condo, cooperative, timeshare, or mobile home park, don't rely on this page — the deadlines and contacts may be different.
Got a violation notice instead?
This page only covers estoppel certificate requests for a sale. If you received a violation notice or a fine from your association, that's a separate matter — use the HOA violation responder tool instead.
What to do next
The free Estoppel Clock tool reads the date you sent your request and counts the 10 business days from Fla. Stat. 720.30851 for you, so you can see exactly where the deadline stands. It can also help draft a follow-up. It is not legal advice, and it can't force the association to respond — for anything contested, talk to a Florida community association attorney, and always confirm details against your own community's declaration and bylaws.
Estoppel Clock reads what you type and explains Florida Chapter 720 in plain language. It can be wrong, it is not legal advice, and it is not a substitute for reading your community's own declaration and bylaws, and the fee an association may charge depends on rules outside this tool. For anything contested, talk to a Florida community association attorney.