Florida's Johnson v. Davis disclosure standard, Miami-specific coastal items, condominium documentation, and MIAMI Association MLS submission in one workflow
Miami listing agents work under Florida's common-law disclosure standard set in Johnson v. Davis (1985): sellers must disclose material facts that materially affect the value of the property and are not readily observable. There is no single mandatory statutory form, but coastal-property disclosures (flood, wind, hurricane), condominium documentation (Fla. Stat. §718.503), and federal lead paint for pre-1978 buildings all apply. MIAMI Association MLS is the dominant MLS. California has a recent AI photo disclosure law (effective 2026); Florida does not currently have an equivalent.
Pricing: Starting $99/month
Time Required: Complete Miami listing package in one workflow
Miami listing risk is built on a common-law disclosure standard rather than a single statutory form, which sellers and newer agents underestimate. Johnson v. Davis (1985) imposes an affirmative duty to disclose known material facts not readily observable. Coastal items (flood zone, wind mitigation, hurricane history), condominium documentation, and federal lead paint on pre-1978 buildings all stack — and the practical industry form (the FR/BAR Seller's Property Disclosure) is voluntary but widely used.
BuildMyListing prepares complete Miami listing packages: Johnson v. Davis material-fact documentation, FR/BAR-style disclosure support, coastal/wind/flood documentation, condominium documentation for the Miami high-rise market, federal lead paint for pre-1978 buildings, and photos formatted for MIAMI Association MLS — all in one workflow.
Document material facts known to the seller that affect property value and are not readily observable by the buyer. This is the affirmative disclosure duty Florida courts have imposed since 1985.
Benefit: Common-law duty captured in writing for every Miami listing
Structured prompts for Miami-specific items: FEMA flood zone designation, wind mitigation features and inspection results, hurricane history and insurance claims, and seawall/dock condition for waterfront properties.
Benefit: Coastal-property disclosures handled by default
Miami's dominant condo inventory triggers Fla. Stat. §718.503 documentation: governing documents, financial statements, frequently asked questions and answers, and any pending litigation or special assessments.
Benefit: Condo-specific disclosure documentation organized for delivery
Auto-format photos to MIAMI Association of REALTORS MLS specifications. MIAMI MLS is the dominant MLS for Miami-Dade and Broward.
Benefit: MIAMI MLS submission ready with no manual resizing
Input Miami address, construction year, building type (single-family, condo, townhouse), FEMA flood zone, wind mitigation inspection, and known condition items. BuildMyListing flags applicable disclosure categories.
Walk through Johnson v. Davis material-fact prompts, condominium documentation if applicable, coastal-property items, and federal lead paint for pre-1978 buildings.
Download formatted photos, a marketing-ready property description, and a compliance summary documenting the disclosure process and coastal items.
| Requirement | Source | What It Covers | Miami Notes |
|---|---|---|---|
| Material-fact disclosure duty | Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) | Affirmative duty to disclose facts materially affecting value and not readily observable | Florida's foundational seller disclosure standard — no single statutory form |
| FR/BAR Seller's Property Disclosure | Industry-standard form (Florida Realtors and Florida Bar) | Practical written form documenting known property conditions | Voluntary but widely used in Miami transactions |
| Coastal property tax disclosure | Fla. Stat. §689.261 | Notice that property tax will be reassessed at sale, potentially raising taxes substantially | Required in residential resales in Florida |
| Condominium disclosure package | Fla. Stat. §718.503 | Governing documents, financials, FAQs, pending litigation, special assessments | Required for most Miami condo sales — central to Miami's listing landscape |
| Radon gas disclosure | Fla. Stat. §404.056 | Statutory notice that radon gas may be present; testing recommended | Required notice in residential transactions |
| Federal lead-based paint disclosure | 42 U.S.C. §4852d | EPA pamphlet, disclosure form, 10-day inspection opportunity | Pre-1978 stock in older Miami neighborhoods — Little Havana, Coconut Grove, parts of MiMo |
| MIAMI Association MLS standards | MIAMI Association of REALTORS MLS rules | Listing input, photo specifications, accuracy | MLS rules vary; consult MIAMI MLS member documentation for current specifications |
| Fair Housing compliance in listing copy | 42 U.S.C. §3604 | Prohibited preferences, descriptions, or limitations based on protected class | MIAMI MLS enforces against violative language in listing input |
Scenario: 2010 high-rise condo in Brickell with mandatory association, pending special assessment for facade work, and history of one settled insurance claim post-Irma. Fla. Stat. §718.503 condo documentation required.
Process: Document Johnson v. Davis material facts (assessment, prior claim) → Order condo association documents under §718.503 → Format MIAMI MLS photos → Generate compliance summary
Compliance: Material-fact + §718.503 + Irma history documented, MIAMI MLS-ready
Scenario: 1960 single-family in Coconut Grove. Pre-1978 triggers federal lead paint. Property is in a wind-borne debris region with hurricane shutters installed. No flood zone.
Process: Document material facts including hurricane mitigation features → Federal lead paint disclosure → Wind mitigation inspection documentation → MIAMI MLS photo package
Compliance: Material-fact + lead paint + wind mitigation documented
Scenario: 1995 single-family on Indian Creek in Miami Beach with private seawall, dock, and FEMA AE flood zone. Prior repair to seawall (2020) and dock (2022).
Process: Document seawall and dock repair history → FEMA flood zone disclosure → Material facts on waterfront condition → MIAMI MLS photo formatting
Compliance: Material-fact + coastal + repair history documented, MIAMI-ready
Scenario: 2018 single-family in Doral with mandatory HOA, no pre-1978 lead paint requirement, in a wind-borne debris region. No flood zone.
Process: Document Johnson v. Davis material facts → HOA documentation under §720.401 → Wind mitigation inspection → MIAMI MLS photo formatting
Compliance: Material-fact + HOA documentation + wind mitigation complete
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