Due Diligence Timeline

Everything in this level has a window it belongs in. Miss the window and the question becomes expensive instead of free.

Before you write the offer

• Zoning confirmation with the parcel ID — free, one call.
• Planning department agendas and minutes for the last six months.
• A hand-built comp set and a full waterfall, not a projection.
• A rough insurance quote, especially on older roofs.

None of this costs money. All of it can stop you making an offer you would regret.

Inspection period — the expensive window

• The recorded declaration plus every amendment. Amendments are where a community that allowed nightly rental in 2015 stopped in 2022.
• The minimum lease term in writing, on association letterhead or in an email you can print. Ask the title company to put it in the estoppel.
• Permit availability — cap, waitlist, moratorium.
• The resort amenity policy, if applicable, in writing.
• Reserve study and three years of minutes for a condo.
• Permit history on the parcel, compared against the bedroom count in the listing.

Still with me? Then the part after you are committed.

Between inspection and closing

• Start the DBPR licence application — six weeks is normal, and it is the longest lead time you have.
• Register for state sales tax and open a county tourist tax account.
• Line up a cleaner and a backup cleaner. Both.
• Order the insurance policy so it is live on the day you take title.