How the grades work
A grade is a summary of public records, factor by factor, with each factor linked to the record it came from. This page is the whole method. There is nothing else behind it.
The seven factor groups
Reserve study (SIRS)
What we read: Whether the association has a Structural Integrity Reserve Study on file with the state, and when it was filed.
Why it matters: Florida requires most condo associations three stories or higher to complete a SIRS. Lenders read a missing or late study as a reserve-funding risk.
Milestone structural inspection
What we read: Whether the building's milestone structural inspection appears in the state's building-report database.
Why it matters: Buildings 30 years or older (three stories or higher) must complete a milestone inspection. An overdue inspection is one of the most common reasons financing stalls.
State filing status
What we read: The building's filing status on the state condo register, including a Delinquent secondary status.
Why it matters: A Delinquent status means an obligation to the state is past due. It is public, dated, and easy to verify.
Special assessments recorded (24 months)
What we read: Special assessments recorded against the association in county records in the last 24 months, with amounts where available.
Why it matters: Large or repeated assessments are exactly what loan underwriters ask about, and they are recorded publicly at the county.
Structural litigation
What we read: Active structural or construction-defect litigation involving the association, from county civil dockets.
Why it matters: Pending structural litigation is a standard project-eligibility question on condo loan files.
Statutory inspection triggers (age / height / coast)
What we read: Whether the building's age and profile put it inside Florida's inspection statutes, computed from its recorded date.
Why it matters: Age is not a defect. But crossing the statutory threshold changes what the building must file, so we track it.
Building profile (units, recorded date)
What we read: The building's basic register facts: unit count, county, and the date its declaration was recorded.
Why it matters: Context for everything above, and the anchor for the record history.
Sources
Florida DBPR's public condo extract files: every registered condo project, its status, units, county, and managing entity. Refreshed monthly.
The state's Structural Integrity Reserve Study reporting database. Checked weekly.
The state's building-reporting database created after the 2022–2023 condo-safety laws. Checked weekly.
County official records for special assessments and liens, starting with Miami-Dade and Broward. Checked weekly as feeds come online.
The inspection statutes themselves, for age and height triggers (Fla. Stat. §553.899).
Update cadence: the state refreshes its extracts on its own schedule; we re-read the extracts monthly and the filing databases weekly, and every change lands in the building's record history the day we observe it.
What a grade means — and does not mean
A grade is a summary of public records. It is not a prediction, and it is not a lending decision. Two lenders can look at the same building and decide differently.
We do not have access to Fannie Mae's internal eligibility list, and neither does anyone else outside Fannie Mae. When a building shows Insufficient data, that means Florida has published limited filings for it so far — not that something is wrong.
Corrections
Boards and managers can claim a building and submit corrections with documentation. We process corrections within 5 business days and log every change in the building's record history. See the corrections page for how disputes work.