The Waves Condominium Association in Surfside: Records, Unit Shares and Inspections

The Waves condominium association is The Waves Condo Assoc., Inc., DBPR managing-entity number MA00020160. Florida's condominium file, downloaded October 24, 2026, lists it for Waves Condo The, project PR1S021728: 110 units at 9455 Collins Avenue in Surfside, with a recorded date of October 30, 1991 and a status of approved and recorded.

Who the association is on Florida's record

In the condominium file of the Division of Florida Condominiums, Timeshares and Mobile Homes, the state spells the association "WAVES CONDO ASSOC., INC., THE" and the condominium "WAVES CONDO THE", so search both word orders when a database does not find "The Waves". Use that legal name on records and estoppel requests.

The same row gives the association's address as 9455 Collins Avenue, Surfside, but with a 33140 ZIP code, while the condominium's own address and the county's unit records use 33154. Confirm the mailing address before sending anything with a deadline. For the corporation's current status, registered agent and officers, search the legal name on Sunbiz, the Florida Division of Corporations site. The state record is summarized at /condo-associations/the-waves-condo-pr1s021728, and /buildings/the-waves-condominium sets it beside the county address check.

Three Surfside-area names that look alike

The DBPR file shows why searches for a Waves condo association near Surfside turn up more than one entity. Ocean Waves Condo Assn Inc is the managing entity for Champlain Towers North Condo, a separate 113-unit condominium at 8877 Collins Avenue with a recorded date of October 21, 1981; its profile is at /buildings/champlain-towers-north. The Waverly at Surfside Beach Condo is a 111-unit condominium at 9201 Collins Avenue, recorded October 27, 2004, with its own association. Blue Waves Condo is an eight-unit condominium at 1135 92nd Street in Bay Harbor Islands.

Documents for those buildings say nothing about The Waves, so check the project number, PR1S021728, on every budget, estoppel certificate and insurance certificate you receive.

What the county's unit records add

Miami-Dade County's condominium parcel layer, which we queried on October 24, 2026, returns 106 unit records at 9455 Collins Avenue under the legal description The Waves Condo, each with a 1991 year built and each referring to the declaration at Official Records Book 15249, Page 895. A parent record describes the land as lots 8 through 10 of block 1 in the Altos del Mar No. 6 plat, about 55,500 square feet, including riparian rights.

The unit numbers run from the 300s through the 1200s, with lines 01 through 10, plus penthouses PH-1 through PH-10. Two of the 106 records each cover a pair of units, 1001 with 1010 and 1201 with 1210, so the county file names 108 unit numbers against the state's 110. Units 308 and 1110 do not appear. Ask the association whether units were combined, renumbered or recorded differently before relying on either count.

How 110 units split the budget

Section 718.115(2) of the Florida Statutes says common expenses are collected in the proportions or percentages the declaration provides. Section 718.104(4)(g) requires each residential unit's share of the common expenses to equal its undivided share of the common elements. Section 718.104(4)(f) ties shares to square footage or equal fractions only for residential condominiums created after April 1, 1992, and a condominium is created when its declaration is recorded, under section 718.104(2). The Waves' recorded date is October 30, 1991, so its declaration's exhibit explains the shares.

The county records show a regular pattern. Lines 03 and 08 carry 0.74519 percent, lines 01 and 10 carry 0.80252 percent, lines 05 and 06 carry 0.96322 percent, lines 02 and 09 carry 0.99229 percent, and lines 04 and 07 carry 1.04228 percent. Most penthouses follow the same pattern, but PH-6 is listed at 0.709741 and PH-7 at 1.21036. In practice, a line 04 unit pays about 1.4 times the share of a line 03 unit, whatever the budget total is. Confirm the percentage for your unit against the recorded exhibit, because a county summary is not the declaration.

The window and door retrofit, and the questions it raises

TISW, a window and door contractor, publishes a project page saying the association engaged it to modernize the building's exterior openings with impact windows and large-format sliding glass doors while residents stayed in place. It describes stack-by-stack phasing, targeted water testing and closeout documentation. The page gives no start or finish date, no count of openings and no test results, and the contractor's description of its own results is not an inspection.

That history matters for budgeting. Section 718.112(2)(g)1. lists windows and exterior doors among the items a structural integrity reserve study must cover. Ask which openings in the unit you are considering were replaced, whether the permits were closed, what the water-test records show, what warranties the association holds, and how the reserve study treats the new assemblies. Our explainer on impact glass is at /blog/miami-condo-hurricane-impact-windows-hvhz.

Milestone inspection and reserve study dates

Section 553.899(3)(a) requires a milestone inspection of a residential condominium building three habitable stories or higher by December 31 of the year it reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after. A building that reached 30 before July 1, 2022 had to have its initial inspection performed before December 31, 2024. If The Waves' certificate of occupancy dates from 1991, the county's year built, it falls in that group. Paragraph (3)(d) lets the local enforcement agency accept a substantially compliant structural inspection report from before July 1, 2022.

Section 718.112(2)(g)7. requires owner-controlled associations that existed on or before July 1, 2022 to complete a structural integrity reserve study by December 31, 2025; one whose milestone inspection is due by December 31, 2026 may do both together, but no later than that date. The Town of Surfside's building department page also describes a separate 40-year recertification program under the Miami-Dade County Code. We have not seen the certificate of occupancy, any town notice or any report for this building, so ask the association for all of them. Our explainer is at /blog/miami-condo-milestone-inspection-sirs.

Documents owners and buyers can get

Section 718.111(12)(g) requires an association managing a condominium with 25 or more units, other than a timeshare, to post specified official records on a website or app, generally within 30 days after receiving or creating them, in a protected section for owners. At 110 units, The Waves is above that threshold. Section 718.111(12)(b) separately requires official records to be made available to an owner within 10 working days after a written request.

Section 718.503(2)(a) entitles a buyer under contract, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document. Our list of what to ask for beyond that packet is at /research/condo-document-checklist.

Questions buyers ask about The Waves condominium association

Where this guide stops

Miami Condo HQ is published by Eltherion, LLC, a research publisher with no live Miami MLS feed, so this guide quotes no prices, association fees or availability. It is not the association or its manager and cannot supply records or estoppel certificates. For the town around the building, see /neighborhoods/surfside and /blog/surfside-condo-guide, and the general method for tracing any building's association is at /condo-associations.