You can print this page, Ctrl+P or Cmd+P, and take it to every building you're considering. It is written to work on paper: one question per section, room to write the answer down, and ours filled in below each one.
Ask about the building and the paperwork first.
- 01
1. What is the ultimate design wind speed, and who is the engineer of record?
Get the number and the name, not an adjective. Vague claims about storm resistance without an engineer's sealed drawings behind them are marketing, not fact. Excalibur: engineered to a 170 mph ultimate design wind speed. Ask us for the engineer of record on the sealed drawings.
- 02
2. What FEMA flood zone is the parcel in?
This is a matter of public record, not a sales claim, you can verify it independently on FEMA's flood maps. Excalibur: FEMA Flood Zone X, outside the Special Flood Hazard Area.
- 03
3. Can I change fluids, paint or run a business out of my unit?
Use restrictions vary widely between buildings and matter enormously if you plan to actually work on vehicles. Excalibur: private work on your own vehicles is what the units are for; commercial operations with customer traffic need to be raised with the association and checked against county zoning.
Then ask about money, delivery and who runs the place.
- 01
4. What does the master insurance policy cover, and what is my deductible exposure?
Master policies typically cover the building structure; your vehicles and unit improvements are usually your responsibility to insure separately. Get this in writing before you assume you're covered. Excalibur: Owners may carry typical condominium contents insurance.
- 02
5. What has resale actually looked like, and can I see closed comparables?
Ask for closed sales, not asking prices. Excalibur: an active listing at $399,000 on a 1,350 sq ft unit, about $300 per square foot. Ask us for the current comparable set.
- 03
6. What is included in the base unit versus an upgrade?
HVAC, bathroom, second floor finishing and lift blocking are common places where a base price and a finished price diverge sharply. Excalibur: dedicated HVAC per unit, a luxury full bathroom with shower in every unit, and second floor plumbing for a wet bar are included in the base specification. Second floor finishing beyond plumbing and lift installation are owner-added; ask us for the current inclusions list by plan.
- 04
7. What is the electrical service per unit, and is it individually metered?
Shared metering means you're partly paying for your neighbor's usage. Excalibur: 220V, 150A, 1 or 3 phase service per unit, individually metered, you pay only for what you use.
- 05
8. What are the access hours, and how are the gate and cameras managed?
Ask whether access is truly 24/7 or restricted to posted hours, and who monitors the cameras. Excalibur: gated site with 24/7 owner access and camera monitoring.
- 06
9. Who manages the association after turnover, and when does turnover happen?
Developer-controlled associations eventually turn over to the owners; ask when and to whom. Excalibur: ask us for our specific turnover timeline and current management arrangement for the association.
If a developer cannot answer a question, or answers with an adjective instead of a number, write that down too.
Take this to every developer you're considering.
Print this page, Ctrl+P on Windows, Cmd+P on a Mac, and bring a copy to every building you tour. Write each developer's answer next to ours. If a developer cannot answer a question, or answers with an adjective instead of a number, write that down too. It is useful information either way.
We would rather you compare us on these questions than on a brochure. If we do not know an answer on the spot, we will find it and get back to you, ask us.
We would rather you compare us on these questions than on a brochure.
Sources
- FEMA Flood Map Service Center
- The flood zone question, how to look a parcel up yourself.
- Lee County GIS / Property Appraiser
- The parcel, zoning and recorded sale questions.
