Five disclosure elements
Assessment status, capital contributions, pending litigation, insurance information, and governing-document extracts — all present, or the pack does not release.
The most rigorous resale certificate pack an HOA can deliver.
The Engine assembles a documentation-complete resale certificate and estoppel pack — every statutory element, every required ledger reconciliation, the governing-document extracts, the lender questionnaire, and the 10-day calendar — checked against the letter of state statute before a specialist releases it.
Every subsection of Fla. Stat. §720.618Five statutory disclosure elements, gate-checkedLedger · governing docs · insurance · litigation · reservesSpecialist release on every pack3-business-day SLA
Why packs fail
A single missing element can forfeit the fee and delay the closing.
An HOA's resale certificate is only as strong as the disclosure behind it. Miss one of the five statutory elements, skip a required ledger reconciliation, misstate the assessment balance, or fail to disclose pending litigation — and the association forfeits the entire fee, the closing is delayed, and the preparer may face personal liability.
Most associations run this by hand, from memory, once or twice a year. The statute has not been read end-to-end since the last time it mattered. That is exactly where completeness gaps hide.
The Engine exists to close that gap with a single, exhaustive standard applied identically to every file.
1 of 5
missing disclosure elements is enough to forfeit the fee
The benchmark
Measured against the letter of the statute — subsection by subsection.
We do not summarize the law and hope. Every pack is scored against a versioned rule pack tied to the exact text of the applicable state statute. These are the provisions each pack is held to.
10-day delivery window
The delivery date is verified to fall no later than 10 business days after the request, computed deterministically — never estimated.
Fee schedule compliance
The fee charged does not exceed the statutory cap ($150 base, $250 rush, plus delinquency add-ons) and is disclosed in the certificate.
Pending litigation disclosure
All pending lawsuits involving the association are identified from board minutes and legal correspondence, not assumed absent.
Insurance certificate
A current certificate of insurance for the association's master policy is attached, with coverage limits and deductibles stated.
Governing-document extracts
Relevant provisions from the declaration, bylaws, and rules regarding use restrictions, leasing, and pet policies are excerpted verbatim.
How a pack is built
Intake to specialist release, with deterministic gates the AI cannot overrule.
AI extracts and drafts. Deterministic rules — running as code, outside the model — decide what is complete. A human specialist signs every release. That order is never reversed.
01
Compliance Gap Scan
Upload the resale request and association documents. We return a free completeness read: which statutory elements and disclosures you already have, and which are missing.
02
Evidence & document collection
As your authorized clerical agent, we gather the ledger, governing documents, insurance certificate, board minutes, and litigation status from the association.
03
Grounded drafting
The five disclosure elements are drafted from your validated data and the state rule pack into field-locked templates — no legal opinions, no invented facts.
04
Deterministic completeness gates
Amounts reconcile to the ledger to the penny; the 10-day window is verified; the disclosure checklist is resolved; SCRA is screened. Any failure blocks release.
05
Specialist release
A disclosure specialist reviews the exception queue and signs the release. High-value or litigious matters route to attorney review first.
06
Delivery
You receive the pack: certificate, estoppel letter, lender questionnaire, evidence log, and the 10-day ICS calendar — ready for the association to deliver under its own name.
The bar we hold
Rigor you can measure.
100%
Specialist-released
No pack ships without a human signature.
3 days
Standard SLA
From complete intake to released pack.
<1%
Critical-defect target
Tracked against a gold-standard pack library.
5
Disclosure sources
Ledger · governing docs · insurance · litigation · reserves, every applicable file.
Why the Engine
Built to be the most thorough option an HOA has.
Documentation-complete, by design
The deliverable is completeness itself — every statutory element and disclosure accounted for or explicitly exception-coded. Nothing is left implicit.
Deterministic, not vibes
The gates that decide completeness are code, not a model's opinion. A drafting error cannot slip past a statutory requirement.
In its lane, on purpose
We prepare documentation and run searches as your clerical agent. We never contact the homeowner, give legal advice, or conduct the sale.
Engagement
Flat fee, per released pack. No contingency, ever.
Simple, predictable, and aligned with a documentation standard — not a cut of any recovery.
- A free Compliance Gap Scan before you commit — see exactly what is missing.
- One flat fee per released Resale Certificate Pack; disclosed pass-through search fees.
- Optional fixed-fee attorney review for litigious or high-value matters.
- Optional Lender Questionnaire Add-on for condo associations, pre-filled from the same data.
FAQ
Questions, answered precisely.
Is the Engine a law firm?
No. The Engine, a service of Your Deputy, Obuke LLC, provides documentation-completeness services. It is not a law firm, does not provide legal advice, and does not represent you in any legal matter. Attorney review is available and recommended for litigious or high-value matters.
Do you contact the homeowner or collect the fee?
Never. The Engine is not a debt collector and does not contact homeowners or buyers. The association remains the party responsible for delivering all disclosures and collecting any fees.
What makes a pack 'complete'?
Completeness is defined by the statute: the five disclosure elements present, the 10-day window verified, the fee cap enforced, and all supporting documents (ledger, insurance, litigation status) resolved or exception-coded. Deterministic gates enforce each one before release.
How fast is it?
The standard SLA is three business days from complete intake to a specialist-released pack. The free Compliance Scan is returned much sooner and tells you exactly what is still needed.
How are you priced?
A flat fee per released pack, plus disclosed pass-through search costs. No contingency and no percentage of any fee or sale proceeds.
See what's missing before it costs you a fee.
Start with a free Compliance Gap Scan. Send your resale request and association documents and we'll return a completeness read against every subsection of the statute.
Documentation-completeness service · not legal advice · the association delivers every disclosure.