Estoppel coordination · Florida

Request the estoppels for your next closing.

Master HOA, sub HOA, condo, whatever the parcel has, we find it, send the requests, hold the deadline, and deliver one package.

Request an estoppel See the pricing

HOA, condo, master and sub-associations · From the Jacksonville team behind the muni search

Estoppel request status

Sample, for illustration

Property

Sample property

Three associations identified, two need a certificate

Waiting on the association

Master HOA
Master association
Certificate in hand, good for 30 days
Certificate received
Sub-association
Sub-association
Sent through the portal, due back within 10 business days
Request sent
CDD
Community development district
Assessments ride the tax bill, nothing to request
No estoppel needed

You get an email at every step Follow-up before the deadline

This is what the status looks like while we work a request. The associations shown are an example, not a real file.

Three things Florida law already settles

The association's clock: 10 business days; Once a request lands, Florida gives the association 10 business days to deliver. Miss the window and the fee is forfeited.
The expedite window: 3 business days; When the closing cannot wait, we ask for the expedite and follow up on it daily.
The legal ceiling: $597; The most an association can charge, all in: $299 for the certificate, $119 to expedite, $179 if the account is delinquent.

A certificate is good for 30 days, or 35 by mail. F.S. 720.30851 (HOA) and 718.116(8) (condo), as adjusted by DBPR.

What we handle

You send the address. We do the rest.

Same crew that runs your municipal lien search, working the association side of the file.

Every association, found

Master, sub, condo, and CDD. We read the recorded restrictions and the county records so a second association never shows up the week of closing.

Sent through the right door

The management company's portal, the manager directly, or the association's attorney when the account is delinquent. Whichever one actually answers.

The deadline is ours to watch

Florida gives an association 10 business days. We follow up before that clock runs out, and daily when the order is a rush.

An email every time it moves

You hear from us when the requests go out and again when each certificate comes in. No logging in to check, no guessing.

One package, one summary

All the certificates plus a one page summary of what is owed, the transfer and capital contribution fees, and who gets paid at closing.

No association? Put it in writing

When there is no mandatory association we send a written verification letter, so the file shows you checked instead of assumed.

Who we are asking

The associations we deal with every week.

One property can sit under two or three of these at once. We name all of them before a single request goes out.

Master or single

HOA

The main association. Usually a management company portal, sometimes a volunteer board we call and email directly.

Inside a master

Sub-association

A neighborhood inside a master community carries a second association and a second certificate. We check the restrictions so it never shows up at the table.

Different statute

Condo

Condo associations run under their own chapter and often a different manager. Same request, same follow-up, delivered in the same package.

Nothing to request

CDD

A CDD's assessments ride the property tax bill, so there is no estoppel to order. We confirm it, tell you why, and you do not pay for one.

The difference

The estoppel side of a file, before and after

The certificate is the same piece of paper either way. What changes is who is doing the follow-up.

The usual way

With GreenLight

You look up the management company, then find out there is a sub-association too.

With GreenLight:We identify every association up front and tell you which ones actually need a certificate.

A portal login, an email, and a phone call for each association, all on your desk.

With GreenLight:One request to us. We work the portal, the manager, or the attorney for you.

Someone checks back when the closing gets close.

With GreenLight:We follow up before the 10 business day deadline, and daily on rush.

Certificates trickle in one at a time, each in its own format.

With GreenLight:Everything lands together with a one page summary on top.

No association? You hope that is right.

With GreenLight:You get a written verification letter for the file.

Pricing

Two numbers on the invoice. Ours, and the association's.

Published pricing, no quote form. What we charge is flat. What the association charges is capped by statute and passed through at cost.

What we charge

$90per association

Master, sub, and condo each count as one. Covers finding the association, sending the request, the follow-ups, the status emails, and the summary.

GreenLight estoppel coordination fees
Item	Fee
Rush coordinationCharged once per order. We request the 3 business day expedite and follow up daily	+$50
No association foundYou get a written verification letter for the file	$90
CDD onlyAssessments ride the tax bill, so there is nothing to request	$0

What the association charges, at cost

Every association charges for its certificate. That charge passes through at cost, itemized on your invoice with the association's receipt, never marked up. Florida caps it at $299, plus $119 for a 3 business day expedite and $179 when the account is delinquent. Anything above the cap is a portal or package fee, and we show you the line.

Standard portal fees are fronted by us and billed with the report. Attorney payoffs and delinquent account fees are paid by the title company directly to the issuer.

Coordination fees are not refunded if the closing falls through.

Request an estoppel Add it to a muni search

Every request includes

Every governing association identified, master and sub included
CDD check, with a note when no estoppel is needed
Requests sent the same business day
Follow-up before the statutory deadline, daily on rush
Delinquent accounts routed to the attorney payoff right away
Status emails when requests go out and certificates come in
One page summary on top of the certificates
A written verification letter when no association exists

A certificate is good for 30 days (35 by mail). If your closing slips past that, we handle the update.

Request an estoppel

Tell us about the closing.

Ordering a municipal lien search too? Add the estoppel to that order and both land under one file number. Otherwise start here.

Your name *

Company

Email *

Phone

Property address *

Parcel / RE# (optional)

Your file number (optional)

Also order the municipal lien search for this property ($125)Same property, same file. We place both under your contact info. What's included

Buyer name(s) *

Associations usually hold the figures until a buyer is named on the request. If the contract is not signed yet, put the likely buyer and we will update it.

Seller / current owner *

Closing date *

Florida gives an association 10 business days to answer. We set our follow-up schedule off this date.

Association name(s), if you know them

Rush coordination (+$50). We request the 3 business day expedite from every association and follow up daily.The seller may be behind on dues. Delinquent accounts route through the association's attorney for a payoff, which takes longer. Telling us now saves days.Also order the condo / lender questionnaire. Quoted per association, at the management company's own fee.

Notes (optional)

By sending a request you agree to our Terms. Coordination fees are $90 per association and are not refunded if the closing falls through. Association fees are passed through at cost.