Residences at the Falls Condominium Association

Florida's Division of Florida Condominiums, Timeshares and Mobile Homes registers Residences at the Falls Condominium Association, Inc. (DBPR managing-entity no. MA66741) as the managing entity for Residences at the Falls, DBPR project no. PR71807. The state's spelling is "RESIDENCES AT THE FALLS CONDO ASSN INC".

DBPR records 628 units for Residences at the Falls at 13841 SW 90th Ave, Miami. That makes it the 11th-largest of the 1,519 registered condominiums with 10 or more units in Miami.

Its condominium declaration was recorded on September 15, 2005, according to DBPR. About 74% of Miami's registered condominiums with 10+ units were recorded in an earlier year. A recorded date marks when the building became a condominium, which is not necessarily when it was built.

Florida's Division of Corporations (Sunbiz) records RESIDENCES AT THE FALLS CONDOMINIUM ASSOCIATION, INC. (document no. N05000009344) as active, file checked October 30, 2026. Its principal address of record is 13888 SW 90TH AVE, MIAMI, FL 33176. The registered agent, the association's legal contact for official notices, is Valencia Registered Services, LLC (address of record 75 Valencia Avenue, Coral Gables, FL 33134). Day-to-day requests such as condo questionnaires, estoppel certificates and insurance certificates go to the management company, which may be a different firm; ask the board, the on-site office if there is one, or a unit owner which company manages Residences at the Falls. Miami Condo HQ is an independent research site, not the association, so we can't pass requests on to it.

Mailing address on file with DBPR: 13888 SW 90th Ave, Miami, FL 33176. This is the line in Florida DBPR's condominium public-records extract, read November 12, 2026. It is the address the state uses for the association's mail, and it can be out of date; confirm it with the board or the on-site office before sending a condo questionnaire or an estoppel request.

Florida DBPR's Developer Summary Report lists Lucky Chase II, LLC as the developer for Residences at the Falls (project no. PR71807), as read November 12, 2026. That is the legal entity on DBPR's file, which may differ from the brand a building was marketed under.

DBPR's Condominium Conversion file lists Residences at the Falls (project no. PR71807), with an approval date of September 15, 2005, as read November 12, 2026. A conversion is a condominium created from existing improvements, such as a rental apartment building, rather than from new construction; Florida Statutes section 718.606 covers conversions of existing improvements to condominium ownership. The file does not describe the building's condition; ask the association for its latest inspection reports and reserve study.

The association or its management company — not Miami Condo HQ. We are an independent research website with no access to Residences at the Falls Condominium Association, Inc.'s records, so we can't complete condo questionnaires, issue estoppel certificates or supply master insurance policies. Ask the unit owner or the building for the current property manager, or look up the association's registered agent and principal address in Florida's Division of Corporations (Sunbiz).

Florida's 2022 condominium safety law (SB 4-D, amended since) requires milestone inspections and structural integrity reserve studies for many condominium buildings, depending on height, age and distance from the coast. DBPR's register does not say whether Residences at the Falls has completed either. Ask the association for its latest milestone inspection report, its SIRS and its reserve funding schedule.