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Condo Buyer Brief · Sarasota and ManateeCondo documents, summarized and cited, in 2 business days.
For buyer's agents. Send us the building's documents: the structural integrity reserve study (SIRS), milestone inspection, budget and reserves, board minutes and insurance. You get a plain-English brief where every point cites the page it came from, inside your buyer's 7-day review window.
What this is, and isn't. A summary of the building's own documents with page citations. Not legal, inspection, engineering, insurance or financial advice; verify with the documents and your professionals.
- Price$195 a buildingOr $495 a month for a team, up to 5 buildings a month.
- Turnaround2 business daysFrom a complete package, by email.
- CitedEvery pointEach line names the document and page it came from.
What the brief covers.
Six sections, the same order every time, so you can compare buildings side by side.
Structural integrity reserve study (SIRS)
Which items it covers, their estimated remaining life and replacement cost, and the yearly reserve amount it recommends.
Milestone inspection
Phase one or phase two, the date, what the engineer or architect flagged, and any repair deadlines in the report.
Budget and reserves
This year's budget, reserve balances against what the SIRS recommends, and any vote to pause or reduce reserves.
Board minutes
Repairs, loans, lawsuits, insurance renewals and assessments the board discussed or voted on, meeting by meeting.
Insurance
Carrier, policy period, wind and flood coverage, deductibles, and premium changes stated in the declarations pages.
Special assessments
Any assessment adopted, proposed or discussed: amount, purpose, due dates, and what the documents say per unit.
What a brief looks like.
An excerpt. Short lines, the source on every one, and the gaps called out.
Fictional sample · not a real building
| Topic | What the documents say | Source |
|---|---|---|
| SIRS | Completed 03/2025 by a licensed engineer. Recommends $182,400 a year in reserves for the items it covers. | SIRS p. 4 |
| Reserves | 2026 budget funds $96,000 for SIRS items, about half the recommendation. | Budget p. 2; SIRS p. 4 |
| Milestone | Phase two required. Balcony concrete spalling on stacks 03 and 07; repairs to start within 365 days. | Milestone summary p. 1–2 |
| Assessment | Board discussed a balcony special assessment of about $1.1M; no vote yet. | Minutes 09/18/2026 p. 3 |
| Insurance | Wind deductible 5% of building value. Policy renews 05/01/2027. | Declarations p. 1 |
| Gaps | No minutes after 09/2026 in the package. Ask for October and November. | Not in package |
Example only: “Bayview Towers” is invented, and so are its numbers, to show the format. A real brief runs 2–3 pages and every line points to the page it came from. A summary of the building's own documents with page citations. Not legal, inspection, engineering, insurance or financial advice; verify with the documents and your professionals.
From the document package to a cited brief.
- Step 1Send the packageThe condo documents your buyer received, as PDFs or a link, and your deadline.
- Step 2We read every pageSIRS, milestone inspection, budget, minutes and insurance, pulled into one summary.
- Step 3A person checks itEvery point is checked against the page it cites before we send it.
- Step 4Your briefBy email within 2 business days: plain English, page citations, and what the package is missing.
More paperwork in every condo sale.
Since Florida's condo safety laws, a resale package can include a structural integrity reserve study, a milestone inspection summary, a budget that has to fund those reserves, and the minutes where the board talks about paying for repairs. Your buyer has 7 days to cancel after receiving them. The brief puts what those documents say on two or three pages, with the page numbers, so you and your buyer know what to ask and whom to ask.
What it won't do
- Say whether a building is safe
- Say whether reserves are enough
- Recommend buying, or not buying
- Contact the association or the seller
Prices
Flat prices, paid per building or monthly for a team.
One building
$195 per building
- One 2–3 page brief, every point cited to its page
- Back within 2 business days of a complete package
- Gaps listed: what's missing from the package
Team plan
$495 per month · month to month
- For agent teams and small brokerages
- Fair use: up to 5 buildings a month; more by arrangement
- Same 2-business-day turnaround and citations
First brief free for agents: send us one building and judge the brief before you pay for anything.
Questions
What are SB 4-D and SB 154?
Florida's condo safety laws passed after the 2021 Surfside collapse. SB 4-D (2022, Chapter 2022-269) required milestone inspections of older condo and co-op buildings and stopped associations from waiving reserves for key structural items. SB 154 (2023, Chapter 2023-203) revised which buildings need milestone inspections and when, and added progress-report rules. Later laws changed the deadlines again, so we cite the current statutes below, not the bills.
Which buildings need a milestone inspection and a SIRS?
Condo and co-op buildings of three or more habitable stories. A licensed architect or engineer does the milestone inspection, generally by December 31 of the year the building turns 30 and every 10 years after; the local building department can require it at 25 years, for example near salt water (s. 553.899, Florida Statutes). Associations with such buildings need a structural integrity reserve study at least every 10 years, and for budgets adopted on or after December 31, 2024 they can't waive or cut reserves for the items it covers (s. 718.112(2)(g), F.S.).
What does a seller have to give my buyer?
On a resale, the seller gives the buyer the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if there is one, and the most recent SIRS or a statement that none has been completed. The buyer then has 7 days, not counting weekends and legal holidays, to cancel in writing (s. 718.503(2), F.S.). That window is why the brief comes back in 2 business days.
Is this legal, inspection or financial advice?
No. A summary of the building's own documents with page citations. Not legal, inspection, engineering, insurance or financial advice; verify with the documents and your professionals. We quote and organise what the documents say and point to the page. We don't judge whether a building is safe, whether reserves are enough, or whether your buyer should buy.
What do you need, and what happens to the documents?
The documents your buyer received, as PDFs or a link, plus the building name and your deadline. We don't contact the association, the seller or the listing agent. The documents are used only for your brief and deleted 30 days after we send it, sooner if you ask.
Send us one building. The first brief is free for agents.
Tell us the building and your deadline below. We'll reply within one business day with where to send the documents, or email them to pankaj@advanceai.ai.
- SIRS, milestone inspection, budget, minutes and insurance
- Every point cited to its page
- Back within 2 business days