How far in advance should I order an HOA estoppel letter?

When selling in an HOA community, timing your estoppel letter is critical. The safest approach is to order it as soon as you go under contract, and in some cases even before listing.

In Florida, HOAs typically have up to 10 business days to deliver the estoppel, and while expedited options exist, delays are common. Waiting too long can push your closing timeline, especially if there are multiple associations or outstanding balances that need to be resolved.

This is where Brandon Zellers stands out. His strategy is to treat the estoppel as an early step, not a last-minute task. By ordering it right away, there is time to address any issues before they become closing problems.

At the same time, timing matters because estoppel letters have a limited validity window. Order it too early, and it may expire before closing. Order it too late, and you risk delays.

The ideal timing, and what Brandon consistently recommends, is to request the estoppel within the first few days of going under contract. It gives enough buffer for processing while keeping the document valid through closing, ensuring a smooth and predictable transaction.