The 15-day right to cancel a new condo contract in Florida
The 15 days start only when the last document arrives
- To cancel a developer contract
- 15 days
- To cancel a developer contract
- Statute listing required developer documents
- Section 718.503
- Statute listing required developer documents
- To cancel a resale contract
- 7 business days
- To cancel a resale contract
- When the cancellation right terminates
- Ends at closing
- When the cancellation right terminates
Every developer contract for a Florida condominium must carry a legend giving the buyer 15 days to cancel. The window runs from signing and from receipt of every document section 718.503 requires, from the prospectus and declaration to the budget, management contracts and floor plan. It does not start until the last document lands. A materially adverse amendment opens another 15 days. The right cannot be waived and ends at closing.
The short answer
- Fifteen days to cancel a developer contract, counted from the later of signing or receipt of all 718.503 documents.
- A new 15-day window opens after any amendment that materially and adversely alters the offering.
- Any purported waiver of the right is void, and the right terminates at closing.
- Resale contracts now carry a 7-business-day cancellation right after receipt of the association documents, replacing the old 3 days.
- The window is the time for counsel to read the declaration, the budget and the deposit clause.
The statute writes the cancellation legend
The statute prescribes the text. The agreement is voidable by the buyer by delivering written notice of intention to cancel within 15 days after the buyer signs and receives all items the developer must deliver under section 718.503. It is also voidable within 15 days after receipt of any amendment that materially alters or modifies the offering in a manner adverse to the buyer.
Any purported waiver is of no effect, so no clause in the contract can remove the right. The buyer may extend closing up to 15 days after receiving all items. The right terminates at closing.
The clock waits for the full disclosure package
A sales gallery that hands over a contract and a brochure has not started the 15 days. The buyer should insist on the full package, note the date the last item arrives and calendar the deadline. The milestone-inspection and structural reserve statements have been part of the package since the 2022 reforms.
A materially adverse amendment delivered later restarts the window. A changed floor plan, a reduced amenity or a longer completion date each qualifies.
- The question-and-answer sheet and the declaration of condominium
- The association's articles of incorporation and bylaws
- The estimated operating budget and a schedule of expenses for each unit type
- Any management or maintenance contracts and the form of purchase agreement
- The floor plan of the buyer's residence and the plot plan showing its location
- The milestone inspection summary, or a statement that none is required or completed
- The most recent structural integrity reserve study, or a statement that none is required or completed
Spend the window on a condominium attorney's reading
The fifteen days are for a condominium attorney to read what the buyer signed. That covers the deposit clause and its 718.202 legend, the outside completion date and the developer's extension rights, and the developer's right to substitute materials or revise layouts. It also covers the budget's reserve line, the rental and pet rules, and the ground lease if the building sits on one, as Edgeworth does.
If the reading produces a concern the developer will not fix by addendum, the buyer cancels in writing before the deadline and recovers the deposit.
A resale carries 7 business days to cancel
A buyer of a resale residence from a non-developer owner gets 7 days, excluding Saturdays, Sundays and legal holidays. The period runs after signing and receiving the current declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently-asked-questions document if requested in writing.
Guides that still say three days are out of date, because the statute was amended in 2025 and 2026. This is the window that applies at Forté on Flagler and Alba Palm Beach for any residence that is no longer developer-owned.
General information, not legal or tax advice. Statutes change and the sources are dated. For every new tower with its figures and floor plans, open the index.
Questions this article answers
How long does a buyer have to cancel a new condo contract in Florida?
Fifteen days. The window runs from the later of the signing date and the date the buyer receives every document Section 718.503 requires the developer to deliver. The buyer cancels by delivering written notice of intention to cancel.
When does the 15-day cancellation clock start on a Florida developer condo?
It starts only once the buyer has signed and received the last required document. A sales gallery that hands over a contract and a brochure has not started the 15 days. Insist on the full package, note the date the last item arrives and calendar the deadline.
What documents must a Florida condo developer give the buyer?
The question-and-answer sheet, declaration, articles, bylaws, estimated operating budget with a schedule of expenses per unit type, management or maintenance contracts and the form purchase agreement. The package also includes the buyer's floor plan and plot plan, plus the milestone inspection summary and structural integrity reserve study, or statements that none is required or completed.
Can a buyer cancel a Florida condo contract after the developer amends the offering?
Yes, when the amendment materially alters the offering in a manner adverse to the buyer. A new 15-day window opens on receipt of that amendment. A changed floor plan, a reduced amenity or a longer completion date are examples.
Can a Florida condo developer require a buyer to waive the 15-day right to cancel?
No. Any purported waiver of the right is of no effect. The right does terminate at closing, and the buyer may extend closing up to 15 days after receiving all the items the developer must deliver.
How does a buyer cancel a new condo purchase in Florida within the 15 days?
Deliver written notice of intention to cancel before the deadline. If the attorney's review produces a concern the developer will not fix by addendum, cancelling in writing within the window recovers the deposit.
What should a condo attorney review during the Florida 15-day cancellation period?
The deposit clause and its 718.202 legend, the outside completion date and the developer's extension rights, and the right to substitute materials or revise layouts. The review also covers the budget's reserve line, rental and pet rules, and any ground lease, as at Edgeworth.
How long is the right to cancel on a Florida condo resale?
Seven business days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents. Guides that still say 3 days are out of date, because the statute was amended in 2025 and 2026.
What documents start the resale cancellation period on a Florida condo?
The 7 business days start once the buyer receives the current declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently-asked-questions document if requested in writing. This applies at Forté on Flagler and Alba Palm Beach for residences no longer developer-owned.
