Sell Your HOA Special Assessment House in Miami Beach

Yes — you can sell before or after a homeowners' association approves a special assessment, and Florida law gives you a specific notice window to work with. Under Florida Statute 720.303(2)(c)2, before a homeowners' association board can vote on a special assessment at a board meeting, it must give members at least 14 days' written notice — mailed, delivered, or sent electronically, and also posted conspicuously on the property or broadcast on the community's closed-circuit cable television. If you haven't received that notice yet, no vote has happened and there's no assessment yet to plan around. That 14-day board-meeting notice is the actual rule for a single-family home or townhome HOA under Chapter 720 of the Florida Statutes. It is not the same law behind the six- and seven-figure special assessments making headlines in condo buildings — those come from the Structural Integrity Reserve Study (SIRS) and Milestone Inspection requirements in Florida Statute 718.112(2)(g), which apply only to residential condominium associations, not to a homeowners' association governing single-family homes or townhomes. If you own a unit in a condo building rather than a house or townhome, our [condo](/sell-house/condo) guide covers the inspection-driven assessments condo owners are actually facing. The vote itself happens at that board meeting, not a separate members-only meeting — the statute requires the board to notify the membership and let members attend and speak, not to hold a member vote on the amount. Some HOA declarations do require an extra membership vote for a special assessment above a set dollar threshold, but that's a rule written into that specific community's own governing documents, not something Florida Statute 720.303 imposes on every association. Read the notice itself, or ask the association, to find out whether your declaration has that extra requirement. A pending special assessment can complicate a traditional sale the same way an unpaid regular assessment does: a lender underwriting a buyer's mortgage will ask about it during the estoppel and questionnaire process, and a large approved-but-unbilled assessment can make a buyer's lender price the loan differently or ask for it to be paid off first. A cash sale skips that underwriting step entirely — there's no buyer's lender to satisfy, so an approved special assessment doesn't have to be resolved before you can close. If a special assessment goes unpaid once it's billed, it becomes an unpaid assessment like any other HOA due, and Florida Statute 720.3085 governs what happens next — the association has to send two separate 45-day notices before it can even file a foreclosure lawsuit over it, which our [HOA lien](/sell-house/hoa-lien) guide covers in full. If the property also carries a separate lien from unpaid property taxes, that runs on its own clock too — see our [tax lien](/sell-house/tax-lien) guide for how that payoff works at closing.