Brickell
Mortgage Broker

Compare loan options around your use of the property.

If a project does not fit a conventional program, a non-warrantable condo review may identify eligible alternatives. Specialty financing still requires lender approval of the specific borrower and project.

Tell us if you intend to rent the unit, use it seasonally or occupy it full time. Confirm permitted use with the association and appropriate authorities before relying on rental income. For neighborhood research, keep our Brickell neighborhood guide alongside your property shortlist.

Match the unit, the building and the City record.

For a Brickell condo purchase or refinance, start by confirming which property each document covers. The listing's building name, the unit's property record and the association's legal name may appear differently. Ask management to explain any mismatch before relying on the documents.

Brickell is within the City of Miami. The steps below connect Miami-Dade property identifiers with City building records and the lender's review. They can also help with other City of Miami condos. Use our condo financing guide for the broader project-eligibility requirements.

1. Identify the unit and the association.

   Write down the unit address, its folio, the building's street address, the association's legal name and management's contact details. Ask management to confirm which association and building records apply to the unit.

   The Miami-Dade Property Appraiser's property search instructions explain that a complete 13-digit folio identifies a property. Searching a condo address without the unit number can display its units. Match the result to your transaction; the unit's tax record alone does not establish the status of building work.

2. Interpret each City record and its status.

   The City's permit-history instructions distinguish a process number assigned to an application from a permit number issued when the permit is pulled. The page links to separate application tracking and explains the iBuild portal permit search. Ask management for the relevant identifier and save the status with its date.

   For recertification, request the latest City correspondence from management. The City's recertification process describes a completion letter or a notice with necessary changes after review. Ask what remains outstanding and what documents support the answer.

   An issued permit is not proof that work is complete. A municipal approval does not establish mortgage eligibility, and an empty search result does not establish that there is no issue. Ask the City or a qualified building professional about unclear records or conditions.

3. Hand off the records with the open questions.

   Send us the unit and association identifiers, the relevant notices, management's explanation and the latest supporting records. We coordinate the submission to the selected lender and help identify what it still needs. For each unresolved item, note who will answer it and when you expect an update. Ask the lender what additional evidence it needs before relying on a financing or closing date.

   If work carries a cost for your unit, include the written amount and payment schedule. Ask how that obligation affects qualification and funds needed at closing. Keep estimated amounts labeled as estimates.

Fannie Mae's project eligibility rules address building conditions and other project risks for loans subject to its requirements. Other programs have their own rules. The City, building professionals and the lender each answer different questions.