Judge the building, not just the unit. In Sunny Isles Beach, the tower you buy into matters as much as the condo itself — its finances, its reserves, its maintenance, and how it is run day to day. A beautiful unit in a poorly run building is a different purchase than the same unit in a well-run one.
Start with the building's finances. Ask for the budget and the reserve funding, and ask specifically about reserves for Structural Integrity Reserve Study (SIRS) items. Under Florida's SIRS rules, reserves for SIRS items are no longer waivable — but confirm the specific building's position with its association, because the details vary by building and the listing alone is not enough.
Ask about special assessments the same way: what is planned, what is already approved, and what could be coming. Current dues alone do not tell you the full monthly cost. Use a monthly-cost worksheet that includes the mortgage payment, taxes, insurance, dues, and any assessment payment — not just the mortgage.
Check milestone inspections and reserve studies. Florida milestone inspection rules generally apply at 30 years, or 25 years within 3 miles of the coast, and every 10 years after that. Confirm the specific building's milestone and SIRS status with the association before you rely on it.
Then use the ten questions from the Sunny Isles Beach Buyer's Building Guide before you sign — finances, reserves, assessments, milestone position, and the monthly cost, in plain English, applied to the tower you are actually considering.
No building prices, dues, or assessment figures are included in this post, because none were verified for a specific building in this draft. If you have a building in mind, send Mike the name and he will walk through what to check for that tower specifically.