Estoppel Order Instructions
How to Order an Estoppel Certificate
There are two ways to submit a request with Harbor Management Services.
Option 1 — Online via HomeWise Docs - You may place your order through HomeWise Docs' online portal using a credit or debit card. Please note that HomeWise Docs charges an additional processing fee for this service beyond the state-mandated fees listed above.
Option 2 — Direct Submission (No Processing Fee) - Email your title company's or attorney's blank estoppel form directly to Estoppels@Harborms.com and mail your payment by check or money order in the exact amount to our office. Payments must be made payable to:
Harbor Management Services, Inc.
1008 NW 1st Ave
Homestead, FL 33030
Estoppel fees can be found below.
Please note that the business day countdown begins on the date payment is received, not the date the form is submitted or emailed. Online orders placed after 3:00 PM EST will be considered received the following business day. We strongly recommend accounting for mail transit time when submitting payment by check or money order, as your closing deadline will not begin until your payment arrives at our office.
Should you have any questions regarding an estoppel or questionnaire order, please email us at Estoppels@Harborms.com.
Estoppel and Questionnaire Fees
Pursuant to Florida Statutes 718.116 and 720.30851, the Department of Business and Professional Regulation (DBPR) establishes the maximum fees that may be charged for estoppel certificates. Questionnaire fees are governed separately under Florida Statutes 718.111, 719.104, and 720.303.
The current fees are as follows:
Estoppel Certificates
- Standard Estoppel (10 business days) — $299.00
- Rush Estoppel (3 business days) — $418.00 ($299.00 standard fee + $119.00 expedited fee)
- Delinquency Fee — $179.00 (applied when the account has an outstanding balance at the time the estoppel is requested)
If a delinquency fee applies, it will appear on the estoppel certificate itself and will be due at closing.
Questionnaires
- Lender Questionnaire — $150.00, plus any reasonable photocopying costs and attorney’s fees incurred in responding to the questionnaire
Important Notice Regarding Lender Questionnaires
Unlike estoppel certificates, lender questionnaires are not required to be completed by associations under Florida law. Pursuant to Florida Statutes 718.111(12)(e), 719.104(2)(d), and 720.303(4)(d), associations are not obligated to provide prospective purchasers or lienholders with any information beyond what is specifically required by statute.
That said, Harbor Management Services understands the importance of facilitating smooth closings for our owners, and we make a good faith effort to respond to questionnaire requests whenever reasonably possible.
Some questions may be left unanswered if the information is not readily knowable or accessible to management. If complete responses are required, the association reserves the right to engage its attorney to research and complete the questionnaire at its discretion. Any attorney fees and costs incurred in doing so will be billed to the ordering party, in addition to the base questionnaire fee, as permitted under Florida law.
Association Documents
- Document Package is available for purchase through HomeWise Docs at pricing set by HomeWise Docs
Important Notice Regarding Association Documents
Under Florida Statute 718.111, the association is only obligated to provide documents such as the declaration, bylaws, rules, and financial information to current unit owners. The association has no obligation to provide these documents to prospective purchasers, title companies, real estate agents, closing agents, lenders, or any other parties.
Under Florida Statute 718.503(2), the responsibility to provide association documents to a prospective buyer falls on the seller. If you are in the process of purchasing a unit, we strongly encourage you to request these documents directly from the seller before purchasing them through HomeWise Docs. In many cases, current owners have online access to association documents and may be able to provide them to you at no cost.
Should you choose to purchase documents through HomeWise Docs, the association is under no obligation to facilitate or expedite that request beyond what is required by law.
Questionnaire Order Instructions
How to Order a Lender Questionnaire
Direct Submission - Email your lender questionnaire form directly to Questionnaire@harborms.com and mail your payment by check or money order in the exact amount to our office. Payments must be made payable to:
Harbor Management Services, Inc.
1008 NW 1st Ave
Homestead, FL 33030
Questionnaire fees can be found above.
Please note that the business day countdown begins on the date payment is received, not the date the form is submitted or emailed. We strongly recommend accounting for mail transit time when submitting payment by check or money order, as your closing deadline will not begin until your payment arrives at our office.
IMPORTANT NOTICE
All lender questionnaire responses are completed voluntarily and as a courtesy only. Pursuant to Sections 718.111(12)(e) and 720.303(4)(d), Florida Statutes, community associations are not required to provide information beyond what is mandated by Chapter 718 or Chapter 720, as applicable.
All responses are provided to the best of the knowledge of Harbor Management Services, Inc. and/or the Association’s Board of Directors, based solely on records available at the time of completion. No representation, warranty, or guarantee, expressed or implied, is made as to the accuracy, completeness, or currency of any information provided. Certain items, including the number of units currently leased, the status of pending litigation, or the financial condition of individual owners, may not be fully verifiable by the Association, and any responses to such items should not be relied upon as certified statements of fact.
By submitting a questionnaire request and accepting a completed response, the requesting party acknowledges and agrees to the terms of this notice. Harbor Management Services, Inc. and the Association’s Board of Directors reserve all rights afforded under Florida law.