Buyer's checklist
What to verify before you make an offer
Four checks that protect Central Florida buyers from expensive surprises: permits, HOA rules, flood zones, and school assignments. Each section lists what to ask for and links to the official source.
Permits and unpermitted work
Florida counties keep public permit records. Checking them before you offer protects you from inheriting unpermitted additions, which can stall insurance, financing, and resale.
Pull the property's permit history
Search the county building division's online permit portal by address. Compare permitted work against what you see on the tour: additions, enclosed lanais, converted garages, and pools should all appear.
Match the square footage
If the listing shows more living area than the county property appraiser records, ask whether the extra space was permitted and inspected.
Ask for closed permits, not just open ones
A permit that was opened but never finaled can become the buyer's problem. Request documentation that each permit was closed with a passed inspection.
Budget for roof and water heater age
Insurers in Florida commonly ask for roof age and four-point inspections. Permit records are the fastest way to verify replacement dates.
HOA rules and fees
Many Central Florida communities are governed by associations. The rules, fees, and financial health of the HOA affect your monthly cost and what you can do with the property.
Request the full document set before your inspection period ends
Declaration, bylaws, rules and regulations, current budget, reserve study, and the most recent meeting minutes. Florida law gives buyers of condo units a rescission window after receiving documents; for HOAs, review rights come from the contract.
Confirm rental and lease restrictions
Minimum lease terms, caps on the number of rentals, and approval waiting periods vary widely. If you may rent the home later, this clause matters more than the fee amount.
Check for special assessments and litigation
Ask directly whether any special assessment is planned or any lawsuit is pending. Meeting minutes from the past year usually reveal both.
Verify what the fee actually covers
Lawn care, cable, amenities, and reserves differ community to community. Two identical fees can buy very different coverage.
Flood zones and insurance
Central Florida's lakes and low-lying lots mean flood zone status varies street by street. Zone status drives whether a lender requires flood insurance and what it costs.
Look up the FEMA flood zone for the exact address
Use FEMA's Flood Map Service Center. Zones AE and VE typically trigger a lender insurance requirement; Zone X usually does not, though claims still occur there.
Ask for an elevation certificate
If the home is in a special flood hazard area, an existing elevation certificate can substantially change the insurance quote.
Get a flood insurance quote before your inspection period ends
NFIP and private flood premiums vary widely. A quote takes minutes and can change your monthly payment by hundreds of dollars.
Check the property's claim history
Ask the seller for a CLUE report or flood claim history. Prior claims follow the property and affect pricing.
Official sources
School district verification
School attendance zones are set by the county district and can change year to year. Never rely on a listing's school field alone; verify the assignment directly with the district.
Verify the assigned schools by address with the district
Each county district publishes an address-based school locator. Zones can shift with new school openings, so check the current school year, not last year's map.
Confirm capacity and choice options
Some schools are at capacity and new arrivals are reassigned. Districts also offer magnet, charter, and choice programs with their own application windows.
Review official state school grades
The Florida Department of Education publishes school grades and accountability reports. Use the state source rather than third-party rating sites.
Check transportation eligibility
Bus eligibility depends on distance from the assigned school. Confirm with the district's transportation office if bus service matters to your household.
Want a second set of eyes on a specific home?
We run these checks on every offer we write. Bring the address and we will pull the permit history, flood zone, HOA documents, and school assignment with you.
Michael Texidor, REALTOR® · License #: SL3657237 · Keller Williams Advantage III Realty · michaeltexidor.kw.com
This checklist is general information for Central Florida buyers, not legal, insurance, or financial advice. Rules, zones, and school assignments change; always confirm details with the county, the association, FEMA, and the school district for the specific property.