Buying a condo in Brickell can feel like comparing look‑alike towers with very different stories behind the glass. You want the views and the walkable lifestyle, but you also want predictable costs, solid governance, and a building that will age well. In this guide, you’ll learn exactly how to compare Brickell condo buildings side by side, what documents to request, which questions to ask, and how to spot red flags before you write an offer. Let’s dive in.
Brickell basics and local rules
Brickell is a dense, high‑rise neighborhood with everything from established riverfront towers to brand‑new luxury residences. Prices can shift quickly. For current market context, review the latest Brickell snapshot from a live source like Realtor.com’s neighborhood overview.
Two local realities shape your due diligence:
- Miami‑Dade’s building recertification and milestone inspection rules apply to older high‑rises and carry strict timelines. Verify where a building stands using the county’s recertification program.
- Flood risk is part of downtown living. Lenders may require flood insurance based on FEMA maps. Check your building’s flood zone on FEMA’s Flood Map Service Center.
Florida’s post‑Surfside updates strengthened reserve and inspection requirements for condos. Buildings now must complete structural integrity reserve studies and follow new reserve funding rules. Review the statute that covers bylaws, reserves, and SIRS requirements in F.S. 718.112.
What to compare across buildings
Governance and management quality
Strong governance keeps projects on track, budgets realistic, and owners informed. Ask where the association keeps its “official records” and request the last 12–24 months of board minutes, the management agreement, and key vendor contracts. Florida requires associations to maintain and share records within set timelines, as explained in the DBPR’s condo FAQs.
Red flags:
- Repeated delays or denials on records requests
- Frequent board turnover or visible litigation against the association. You can search public court records via the Miami‑Dade Clerk of Courts.
Financial health and reserves
HOA dues fund daily operations and big‑ticket repairs. Request the current budget, most recent year‑end financials, bank statements, accounts receivable aging for delinquencies, and any recent audits. Ask for the latest reserve study and the structural integrity reserve study required by Florida law. See the reserve and SIRS provisions in F.S. 718.112.
Many lenders review delinquency levels and reserves when approving loans. Fannie Mae’s project review standards explain common risk flags and thresholds in its Selling Guide.
Red flags:
- No current reserve study for a multi‑story building
- High delinquency rates or large special assessments without a clear funding plan
Building condition and inspections
Structure and envelope repairs are the costliest line items in Miami high‑rises. Request milestone or recertification inspection reports, the SIRS, scopes of work, contractor bids, and the repair timeline with the financing plan. Confirm where the building is in the Miami‑Dade recertification process.
Red flags:
- A recent inspection calling for immediate major repairs without approved funding
- Missed recertification deadlines or unresolved safety notices
Amenities and carrying costs
Full‑service towers with pools, valet, 24/7 front desk, and hotel‑style services often have higher monthly dues, while simpler buildings have lower fees and fewer services. Ask what your HOA covers exactly, such as water, basic cable or internet, A/C plant costs, valet, or on‑site staff.
Questions to ask:
- Which services are included in the monthly assessment, and which are pay‑as‑you‑go?
- Are any amenities operated by third parties under long‑term leases that could change access or costs?
Pet and parking policies
Pet limits, move‑in rules, and how parking is assigned can make or break daily life. Request the Rules and Regulations and any amendments. Ask how parking is handled: deeded spots vs assigned spaces, transferability, guest parking, and EV charging. Parking can be recorded as a limited common element, which affects your rights under Chapter 718. Note: always verify the recorded status in association documents.
Red flags:
- Ambiguous parking assignments or large move‑in fees
- Restrictive or frequently changing pet rules
Rental policy and short‑term rentals
Rental caps and short‑term rental restrictions affect cash flow and resale demand. Request the declaration, bylaws, and rules that govern rental minimums, wait periods, and short‑term use. In many cases, Florida requires a vacation rental license through the DBPR for short‑term activity. Review licensing basics in the DBPR’s rental guidance. Be sure to confirm building rules and local zoning.
Insurance and flood exposure
Ask for the association’s certificate of insurance with master policy limits and deductibles. Clarify whether there is flood insurance at the association level and how loss assessments are handled. The DBPR condo FAQs outline owner and association responsibilities related to insurance.
Red flags:
- Very high windstorm deductibles without a reserve or borrowing plan
- Frequent premium spikes that pressure the operating budget
Resale and financing considerations
When you go to sell or refinance, project eligibility matters. Ask whether the building is currently eligible for Fannie Mae, FHA, or VA financing. Lenders review occupancy, delinquencies, insurance, commercial space, and building condition. Find lender review components in Fannie Mae’s project review guide.
Red flags:
- Significant pending litigation involving the association
- Conditions lenders often flag, like high investor concentration or critical repairs
On‑site tour checklist
Bring this quick list when you tour. Try to visit during a busier time to gauge true conditions.
- Elevator quality and wait times
- Lobby staffing, security presence, and valet flow
- Pool and amenity condition and posted hours
- Parking access, signage, and guest parking options
- Building envelope: look for spalling, cracked balconies, or staining
- Trash chutes, recycling areas, and storage access
- Notice boards with meeting agendas or posted updates
Document request checklist
Request as many of these as possible before you write an offer, then complete the set during escrow.
- Declaration, bylaws, rules and regulations, and amendments. See resale disclosure requirements in F.S. 718.503.
- Current budget, most recent year‑end financials, bank statements, accounts receivable, and delinquency list. See owner record rights in the DBPR’s condo FAQs.
- Most recent reserve study and any structural integrity reserve study; milestone or recertification inspection reports. Reserve and SIRS rules are in F.S. 718.112.
- Estoppel or resale certificate with amounts due and assessment status. Florida sets timelines and contents in F.S. 718.116.
- Major vendor contracts: management, elevator, landscaping, security, and the last 12–24 months of board minutes. See access guidance in the DBPR FAQs.
- Association insurance certificates that show master policy limits, deductibles, and any flood coverage.
- Notices of outstanding or planned special assessments and vote records authorizing them.
- Litigation list with copies of complaints or settlement agreements noted in minutes or disclosures.
Compare with a quick scoring sheet
Use this simple matrix to rate each shortlisted building from 1 to 10. Keep brief notes so you can weigh tradeoffs clearly.
| Category | Notes | Score 1–10 |
|---|---|---|
| Management and governance | Record access, meeting quality | |
| Financial health | Reserves, delinquencies, assessments | |
| Physical condition | SIRS and recert status | |
| Amenity value vs cost | Services included vs dues | |
| Pet and parking fit | Rules, deeded or assigned parking | |
| Rental flexibility | Long‑term and short‑term rules | |
| Insurance and flood | Master deductibles, flood zone | |
| Resale and financing | Fannie/FHA/VA eligibility, litigation |
Numbers are just a tool. Always verify with documents and professional reviews.
Real‑world Brickell tradeoffs
New amenity‑rich high‑rises
These towers often feature hospitality‑style services, multiple pools, large fitness centers, valet or automated parking, and smart‑home tech. Pros include turnkey living and strong appeal for end users and premium renters. Cons include higher HOA dues and sizable operating budgets. Newer systems may face first major repairs in 10 to 20 years, so review the SIRS for timing.
Established buildings
Older high‑rises and mid‑rises can offer simpler amenity sets, larger floor plans, and a longer governance track record. Dues may appear lower, but these buildings are more likely to be nearing milestone or recertification deadlines. That can mean façade, balcony, or garage projects on the horizon. Your best defense is current reserve studies, inspection reports, and a clear funding plan.
Amenity‑rich vs lower carrying cost
You trade higher monthly dues for convenience in full‑service towers. In lower‑fee buildings, you may handle more on your own but keep monthly costs down. Your best choice depends on your day‑to‑day needs, your financing plan, and your exit strategy. If you plan to rent the unit or sell within a few years, weigh the amenity appeal and rental restrictions against total carrying cost.
How we help you choose
You deserve a clear, side‑by‑side comparison before you commit. As a boutique, founder‑led Miami brokerage, we help you:
- Pre‑screen buildings for governance, finance, and inspection risks
- Map out lender requirements early for smoother financing
- Confirm flood zones and insurance exposures with the right questions
- Tour at peak times to assess wait times, valet flow, and amenity use
- Review reserve and recertification documents and coordinate next steps with your lender and closing team
- Plan for ownership with our property management perspective if you will rent the unit
- Communicate in English or Spanish so you can move forward with confidence
If you’re considering Brickell, let’s build your shortlist and compare buildings with a clear plan. Start with a personal consultation with Green Group Realty.
FAQs
What is Miami‑Dade’s condo recertification and why does it matter in Brickell?
- Miami‑Dade requires milestone and periodic recertifications of older buildings; review inspection reports and timelines on the county’s recertification page to gauge repair risk and costs.
How do Florida’s new reserve and SIRS rules affect my HOA dues?
- Florida law requires structural integrity reserve studies and specific reserve funding for critical items, which can increase dues; review the building’s latest SIRS and budget per F.S. 718.112.
Do I need flood insurance for a Brickell condo?
- Many Brickell properties are in mapped flood zones and lenders can require flood coverage; verify your building’s zone on FEMA’s Flood Map Service Center and ask if the association carries a flood policy.
Can I do short‑term rentals like Airbnb in Brickell condos?
- Policies vary by building and zoning; many associations restrict or prohibit short‑term rentals, and separate DBPR licensing may apply, so confirm building rules and review the state’s rental guidance.
How do I know if a building is financeable with Fannie Mae or FHA?
- Ask your lender or the HOA to check current eligibility through Fannie Mae’s project review channels and FHA approval lists; see components of review in Fannie Mae’s Selling Guide.
What is an estoppel certificate in a Florida condo sale?
- It is a resale document that details amounts due, assessment status, and association info; Florida sets required contents and timelines in F.S. 718.116, so request it early in escrow.
