Bal Harbour Tower Condominium Association Guide: 9999 Collins Avenue

Bal Harbour Tower Condominium Association, Inc. is the association Florida registers for Bal Harbour Tower Condo, a 116-unit condominium at 9999 Collins Avenue, Bal Harbour 33154, project PR1S019834, managing-entity number MA00018312. Sunbiz showed the corporation, document N22346, as active on November 6, 2026, and county maps place the parcel inside Bal Harbour.

This guide reads the DBPR condominium extract for Miami-Dade, Sunbiz's live record, Miami-Dade County's parcel and municipal layers, and the county Property Appraiser's folio records, all on November 6, 2026. Eltherion, LLC publishes Miami Condo HQ as research; it is neither this association nor its manager.

The name and the address agree

DBPR gives 9999 Collins Avenue, Bal Harbour. The county's parent folio, 12-2226-034-0001, gives the same street and a site city of Bal Harbour, and the parcel's center falls inside the Bal Harbour boundary on the county's municipalities layer, code 12. So the name and the location match.

One phrase could mislead. The parent legal description begins "Ocean Front Sec of Bay Harbor Re Sub," Plat Book 44, Page 27. That is a subdivision name, and it does not put this building in Bay Harbor Islands, a separate municipality on the same county layer. The parcel is about 192,000 square feet.

Telling it apart from other Bal Harbour condominiums

Sixteen registered condominiums with 20 or more units sit under /condo-associations/in/bal-harbour, and at 116 units this one ranks 12th. The likeliest mix-up is /condo-associations/the-majestic-tower-at-bal-harbour-condo-pr1s022942, at 9601 Collins Avenue, with 168 units and its own association, MA00021266. Others include /condo-associations/bal-harbour-101-condo-pr1s003158 at 10155 Collins, with 172 units, and /condo-associations/plaza-of-bal-harbour-pr1v007400 at 10185, with 301. The Palace at Bal Harbour is at 10101, with 105. Bal Harbour North South and Bal Harbour Center are separate registrations at 9703, with 205 and 269.

Each has its own project number and managing-entity number. Put PR1S019834 and MA00018312 on any request meant for this association.

What the state and Sunbiz each record

DBPR shows file 63406, status Approved and Recorded, with the declaration recorded March 28, 1990. Its route line, where a management company sometimes appears, is blank, and neither state file names a manager. Our summary is at /condo-associations/bal-harbour-tower-condo-pr1s019834.

Sunbiz shows a Florida not-for-profit corporation filed September 4, 1987, about two and a half years before the declaration, with an amendment filed December 15, 1997 as its last event. Principal and mailing addresses are both 9999 Collins Ave. The registered agent is Haber Law, LLP, at 251 NW 23 Street, Miami 33127, with name and address changes dated August 7, 2025. The 2026 annual report was filed January 9, 2026. Sunbiz also lists eight officers and directors at the building's address. An agent receives legal notices and need not manage anything.

116 units on the state file, 155 county records

The county returns 155 unit records under the parent folio. Lines A, C, E, F, G and J run on floors 3 through 15, skipping 13, which makes 72 units. Lines B, D, H and K run on floors 16 through 20 and PH1 through PH5, which makes 40. Tower D, Tower H and Tower K bring the named homes to 115. Every other named unit is a cabana, 42 in all.

Two folios combine units, 15G with 15J and 19D with Cabana 1, which is why 157 named units fit on 155 records. The appraiser keeps folios for 15J and Cabana 1 with notes pointing to the combined ones.

That leaves 115 against DBPR's 116, and the gap has a likely shape. The county layer and the appraiser's address search show no Tower B, though lines D, H and K each have a tower unit. Cabana numbers skip 19. Folios 12-2226-034-1050 and 12-2226-034-1350, where those two would fall in sequence, return not found.

The percentages point the same way. As filed they total 98.83 percent. Using 15J's own 0.776896 instead of the combined folio's 1.426886, which equals twice 15G's share, adds 0.063. One more 1.06508 unit and one more 0.040684 cabana then bring the total to 100.0003. That is our arithmetic, not a county statement. The declaration, cited on every unit as Official Records 14487-43, should settle it.

Cabanas with their own folios

Section 718.103(31) defines a unit as a part of the condominium property subject to exclusive ownership, as the declaration specifies. The county describes each cabana as a unit with its own 0.040684 percent share, and 41 have stand-alone folios. The appraiser's areas are 180 square feet on 26 of them, 240 on eight, and 230 or 280 on four each.

The county does not say where a cabana sits, what it contains, or whether someone without a residence may own one. In a residential condominium, section 718.115(2) ties each unit's share of common expenses to its ownership interest, so if your contract includes a cabana, list its folio and ask that the estoppel certificate cover it.

Shares against tax-roll sizes

The appraiser records E and F units at 3,230 square feet with 0.650803 percent, C and G at 3,520 with 0.713443, and A and J at 3,670 with 0.776896. Upper lines differ in area but not share: B and K at 5,070 and D and H at 4,980 all carry 1.06508. Tower D shows 7,110 at that same share. Tower H shows 3,385 at 0.709668 and Tower K 6,759 at 1.420492, and those two shares add to exactly two standard upper-line shares.

Section 718.104(4)(f) sets a square-footage or equal-fraction rule for residential condominiums created after April 1, 1992. A declaration recorded in 1990 predates it, and section 718.115(2) collects assessments in the proportions the declaration provides. The appraiser's site says its data serves tax assessment only, so take your percentage from the declaration.

Inspection dates for a 1990 tower

Section 553.899(3)(a) requires a milestone inspection for residential condominium buildings of three habitable stories or more by December 31 of the year they reach 30, counted from the certificate of occupancy, and every 10 years after. A building that reached 30 before July 1, 2022 needed its first inspection before December 31, 2024.

County records show a year built of 1990 and unit numbers through floor 20. If the certificate dates from 1990, that earlier deadline applied. Paragraphs (c) and (d) allow extensions for good cause and acceptance of earlier reports, so ask for the report and its date instead of assuming. Bal Harbour Village's Building Department, at balharbourfl.gov, is the place to confirm the certificate.

Section 718.112(2)(g) sets December 31, 2025 for structural integrity reserve studies at owner-controlled associations existing by July 1, 2022, with December 31, 2026 as the outer limit where a study accompanies a milestone inspection. We have not seen either document. Our explainer is at /blog/miami-condo-milestone-inspection-sirs.

Questions owners and buyers ask about the Bal Harbour Tower association

How far this research goes

Section 718.503(2)(a) entitles a buyer under contract, at the seller's expense, to the declaration, articles, bylaws and rules, budget, financial statement, milestone summary if applicable, and latest reserve study or a statement that none exists. Section 718.111(12)(g)1. requires posted records at associations with 25 or more units and no timeshare units. Our checklist is at /research/condo-document-checklist.

We have no building profile for Bal Harbour Tower, and it is not at /condo-floor-plans. The area guide is /neighborhoods/bal-harbour, and /buildings/st-regis-bal-harbour and /buildings/oceana-bal-harbour cover separate projects. Miami Condo HQ has no live Miami MLS feed, so this guide quotes no prices, association fees or availability; /condos-for-sale shows sample listings only. Records, lender questionnaires and estoppel certificates must come from the association, not from us.