Condo Risk Report Card › Miami-Dade County › Gardens Of Kendall South Condo 2

Gardens Of Kendall South Condo 2

10865 Sw 112 Street, Miami, FL 33176 · Miami-Dade County, Florida

The state holds no structural integrity reserve study (SIRS) for Gardens Of Kendall South Condo 2, and the building looks old enough and tall enough to need one. That is the single most expensive unknown for a buyer here.

Milestone inspection

SIRS overdue DBPR shows a 3+ story building (declaration recorded 03/23/1981, ~45 yrs) but NO structural integrity reserve study (SIRS) on file. Under FS 718.112 the initial SIRS was due by Dec 31, 2024 — its absence here is the single biggest question to ask.

Structural integrity reserve study (SIRS)

Reserve study on file

SB 4-D building report

On file

Buildings 3+ storeys

An absent filing is not proof that no study was done — it means the state does not have one. Ask the association directly.

The building

Units

Declaration recorded

03/23/1981

Age

45 years

Managing entity

Gardens Of Kendall South Property Owners Association, Inc.

State registration

Approved / Recorded

County

Miami-Dade County

DBPR id

PR1M005503

What to ask before you write an offer

Ask for the reserve study itself, not a summary of it. The number that matters is the per-unit share and the year it lands.
Ask what the association has actually funded. A study that identifies a $4M roof and a reserve account holding $200,000 is a special assessment wearing a disguise.
Ask for the last two years of board minutes. Litigation, insurance non-renewal, and deferred maintenance show up there before they show up in a filing.
Ask whether the seller is paying any assessed amount at closing. This is negotiable, and it is frequently negotiated badly.

Sources: Florida DBPR condominium registry. Public records change — re-verify before you act.

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All information is compiled from public records and may contain discrepancies, omissions, or inaccurate, incomplete, outdated, or false information. An absence of a filing is not proof that an inspection or study was not performed. This page does not inspect any building and cannot detect actual structural defects, hazards, reserve shortfalls, litigation, or insurance status. No warranty of any kind, express or implied, is made as to accuracy, completeness, or timeliness.

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