Sell Your HOA Lien House in Miami Beach

Yes — but only after two separate 45-day notices under Florida Statute 720.3085 run their course. The association first has to give 45 days' written notice before it can even record a claim of lien, then wait another 45 days after a notice of intent to foreclose before filing suit. That lien secures the unpaid assessments themselves, plus interest, late charges, and the association's reasonable collection costs and attorney fees — not a penalty stacked on top of what you actually owe. If either clock hasn't run yet, no lien is recorded and no case is filed, which means you still have time to sell before it gets there. A condo works a little differently. Where an HOA lien under Chapter 720 only takes effect once the notice periods above run and the claim of lien is recorded, a condominium association's lien under Florida Statute 718.116 arises automatically and relates back to the recording of the condo declaration itself, becoming enforceable against a later buyer or lender once the association records the claim of lien. Florida still requires the condo association to give 45 days' written notice of its intent to foreclose before a judgment can be entered, so the foreclosure clock runs the same length either way — what differs is how and when the underlying lien attaches. If you're not sure which one applies to your building, our [condo](/sell-house/condo) guide covers the special-assessment side of that same association debt. This is also why a retail buyer often walks away once a title search turns up an association lien: under Florida Statute 720.3085(2)(b), a new owner is jointly and severally liable with you for every unpaid assessment that came due before the transfer of title, on top of whatever it just financed for the purchase itself. Most retail buyers, and their lenders, won't take on someone else's association debt. A cash purchase removes that problem because the lien gets paid at closing, out of the sale proceeds, before title ever transfers, so the debt never lands on the next owner. At an association-lien closing, the order is the same whether it's an HOA or a condo: we, or the title company on our behalf, request an estoppel certificate from the association, which by law must be delivered within 10 business days of the request and states the exact current payoff; the association can charge up to $250 for a standard request, or an additional $100 for 3-business-day expedited delivery. That figure is what actually gets paid at the closing table, straight out of the sale proceeds, and the association issues a lien release once it's satisfied. You never write the association a check yourself — the payoff comes off the top before you see a dollar of your proceeds, the same way we [pay off a tax lien at closing](/sell-house/tax-lien) on the property-tax side. Association-lien cases show up constantly across Miami-Dade, Broward, and Palm Beach — three of Florida's highest-HOA, highest-condo counties, where regular assessments and special assessments have both climbed in the last few years. If the same house is also behind on the mortgage itself, that's a separate, unrelated clock — see our [foreclosure](/sell-house/foreclosure) guide for the lender's side of a distressed sale, and our guide on [selling a condo with a special assessment](/blog/selling-a-condo-with-a-special-assessment-in-florida) if a special assessment, rather than regular monthly dues, is what triggered the lien. Either way, the sooner you sell, the fewer of these clocks get to run out.