Florida Estoppel Fee Calculator

How this calculator works

Florida law sets a hard ceiling on what a community association can charge to issue an estoppel certificate. The cap structure is identical for condominium associations (F.S. § 718.116(8)(d)) and for homeowner associations (F.S. § 720.30851). This calculator returns the maximum lawful fee for the request you describe; the association may charge less but cannot charge more.

The formula has four moving parts:

1. A base cap or an aggregate cap. For a single estoppel (or for separate owners), the base cap is $299. For a single owner requesting estoppels on two or more units in the same association, the statute substitutes an aggregate cap of $899 for the first 25 units, plus $119 for each additional 25 units (or fraction).

2. A delinquency surcharge. If the unit owner is currently delinquent on any monetary obligation to the association — assessments, late fees, interest, attorney fees — the cap rises by $179.

3. An expedited-delivery surcharge. If the requester needs the certificate within three business days, the cap rises by $119.

4. No update fee. If the same requester comes back within 30 days asking for an updated estoppel, the association cannot charge again. The first fee covers the update.

A worked example

Imagine a title agent requests an estoppel certificate for the seller of a Naples condo. The seller is current on their assessments, and a standard 10-business-day turnaround is fine. The maximum the association can charge is $299.

Now imagine the same request but the seller is two months behind on their dues, and the closing is in five days so the title agent needs the certificate within three business days. The maximum is now $299 + $179 + $119 = $597.

Finally, imagine a private-equity buyer purchasing 60 units in a single condo association. The owner is the same legal entity across all 60, and the title agent needs the estoppels at the standard turnaround. The aggregate cap applies: $899 for the first 25 units + $119 × 2 for units 26-75 (the statute rounds up the 25-unit blocks) = $1,137. That is the maximum, regardless of how many estoppel certificates the association generates.

What the calculator does not do

This calculator returns the statutory ceiling. It does not tell you what the association will actually charge — some associations charge less. It also does not handle:

• Late assessment interest — that is owed by the owner directly, not paid through the estoppel fee.
• Title-agent fees — separate from the association's statutory cap.
• Refunds for closings that do not occur — F.S. § 718.116(8)(g) requires refund within 30 days of written request; the association cannot retain the fee.
• Cooperative associations under F.S. § 719 — § 719.108 incorporates § 718.116 by reference, so the same caps apply, but verify against your specific cooperative's governing documents.

How this page is maintained

The cap values above reflect the original SB 1142 (2017) values. F.S. § 718.116(8)(g) requires the Florida Chief Financial Officer to publish an inflation-adjusted set every five years. The first adjustment was due July 1, 2022; the next is due July 1, 2027. If the CFO publishes a revised notice between reviews of this page, the values in the calculator may lag for up to a quarter. We refresh this page after every CFO inflation notice and after every Florida legislative session that touches §§ 718 or 720.

Last reviewed: 2026-05-13 against F.S. § 718.116(8)(d) and § 720.30851.