For homeowners, real estate agents and title companies handling property sales within the Bloomingdale community, knowing where to send an estoppel request can help prevent unnecessary delays during the closing process.

The Bloomingdale community includes 32 individual neighborhoods, 16 of which have mandatory homeowners associations with active and enforceable deed restrictions. The Bloomingdale Neighborhood Association (BNA), however, is a voluntary communitywide organization and is separate from these individual mandatory HOAs.

Because of that distinction, the BNA does not prepare, process or issue estoppel certificates. Estoppel requests for properties located within a mandatory HOA should be directed to the appropriate HOA president or the association’s authorized representative.

Those requesting an estoppel should first determine whether the property is located within one of Bloomingdale’s mandatory HOA neighborhoods and then locate the appropriate HOA contact. A current list of Bloomingdale’s mandatory neighborhoods and representatives is available through the BNA Mandatory HOA Neighborhoods and Contact Information.

Requests should also be submitted with sufficient turnaround time before a scheduled closing. Under Florida law, an HOA generally has up to 10 business days after receiving a written or electronic request to issue an estoppel certificate. Waiting until immediately before closing may create avoidable timing issues.

For residents of Bloomingdale’s non-mandatory neighborhoods, there is no active mandatory HOA responsible for issuing an HOA estoppel. The BNA serves the broader Bloomingdale community but does not assume the responsibilities of an individual homeowners association.

Taking a few minutes to identify the correct neighborhood and HOA representative before submitting a request can help ensure estoppel inquiries reach the person authorized to handle them and keep the closing process moving efficiently.