🏢 Florida HOA vs. NYC Co-ops & Condos: What Northeastern Buyers Must Know

By Erica Batista, CDPE — Allure West Palm Beach at LPT Realty

Before we dive in:
👉 Have questions about a specific community, HOA, or building?
https://www.myrealtorerica.com/general-inquiry-form

🧭 1️⃣ Ownership Works VERY Differently — And It Matters

New Yorkers are used to:

✔ Co-ops → buying shares, board interviews, strict financials
✔ Condos → owning real property but still dealing with boards

Florida is much more straightforward:

🏡 HOA Communities — you own the home + lot
🏙 Condo Associations (COAs) — you own the unit + shared areas
🏘 Townhome Associations — hybrid ownership structure

And unlike NYC:

✨ Florida HOAs/COAs cannot require board interviews
✨ HOAs cannot reject you without statutory reasons
✨ Approval timelines are faster & regulated

🔗 Official Source:
Florida HOA/COA rules — Florida Statutes Chapter 720 (HOAs) & Chapter 718 (Condos)
https://www.leg.state.fl.us/ (search 720 & 718)

💰 2️⃣ Monthly Fees Cover WAY More Than NYC Buyers Expect

While NYC co-op maintenance fees often feel endless, Florida HOA/COA fees typically include:

• Landscaping & lawn care
• Roof reserves (in many condos)
• Exterior building maintenance
• Exterior insurance (COA only)
• Community amenities
• Security & gated-entry (yes — for added privacy, many buyers prefer gated communities)

✨ This means more predictable monthly cost planning, especially for buyers leaving unpredictable co-op assessments.

🔗 Official Source:
Florida Statutes — Reserve requirements under SB 4-D (2022) & subsequent updates
https://www.flsenate.gov/Session/Bill/2022/4D

🛠 3️⃣ Reserves & Inspections: Florida’s New Laws Protect YOU

After the Surfside tragedy, Florida implemented mandatory structural inspections & reserve funding.

Here’s what Northeastern buyers must know:

✔ Mandatory Milestone Inspections for condos 30+ years old
✔ Mandatory Structural Integrity Reserve Study (SIRS) every 10 years
✔ No waiving or reducing reserves for structural items (starting 2024–2025)
✔ More disclosure requirements for buyers

This means:

• Fewer surprise assessments
• Safer buildings
• More transparency before you close

🔗 Official Source:
Florida Condo Safety Law Summary (SB 4-D + SB 154 updates)
https://www.flsenate.gov/Session/Bill/2023/154

If you want a building’s insurance, reserves, or budget breakdown before you submit an offer, I can review it with you.

🌴 4️⃣ Want to Explore by Lifestyle? Start Here

Browse curated Palm Beach homes:
👉 https://www.myrealtorerica.com/wpb-homes-for-sale

Explore premium rentals to “test drive” areas:
👉 https://www.myrealtorerica.com/premium-rentals

📌Want HOA Fee Comparisons?

Get customized comparisons for buildings or neighborhoods you’re considering:
👉 https://www.myrealtorerica.com/general-inquiry-form

❤️ Final Thoughts — Florida Makes Homeownership Simpler

Compared to NYC co-ops, Florida’s HOA/COA system offers:

✨ More predictable expenses
✨ Fewer approval hurdles
✨ Stronger state-level protections
✨ Transparency on reserves & building health
✨ A lifestyle that aligns with sun, space & breathing room

Let’s find the neighborhood and community that fits your goals, your lifestyle, and your long-term financial vision.

📩 Start with a Quick Inquiry

https://www.myrealtorerica.com/general-inquiry-form

With care & strategy,
Erica Batista, CDPE
Realtor® & Area Leader — Allure West Palm Beach | LPT Realty

📲 561-633-0707
📧 info@myrealtorerica.com
📸 IG: @my.realtor.erica
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