Whether Bentley Residences approves buyers and tenants is set by its declaration, not by the sales team. Many Florida condominiums require approval of later sales and of leases, some keep a right of first refusal, and the developer’s own sales are usually exempt. Here is what each provision means, and what it changes about renting or reselling later.
This page is a framework. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
A Florida condominium can require its association to approve a sale, a lease or a long stay, if the declaration says so. The purpose is control. Owners in a small or very private building often want a say in who joins them; a building with an active rental market may want to know who sleeps in it. Two towers on the same street can differ completely.
The size of the community the board screens for: ~216 oceanfront residences across 63 stories. Who runs the front desk that keeps the list: No brand or operator is recorded for this building.
The Bentley Residences dossier holds the developer’s published record. Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
The developer’s own sales are usually exempt from approval and from any right of first refusal, so a buyer of a new home at Bentley Residences is rarely screened by the association on the first day. The provisions bite later: on whoever buys from you, on your tenants, and sometimes on your heirs or on the company you hold the home through. A buyer taking title in an entity should ask whether the association will want to approve the people behind it, and whether a change in who owns the entity counts as a transfer.
The developer whose documents set these terms: Dezer Development.
A right of first refusal lets the association, or a buyer it names, take over a sale or a lease on the same terms the owner agreed with someone else. It is rarely used, but it adds days to every resale. Read how many days the association has to decide, whether the right covers leases as well as sales, and which transfers are exempt: gifts within a family, a move into a trust, a lender taking the home after foreclosure.
What a later buyer of a home at Bentley Residences will be screened into: Private 3 or 4 car garages, private heated pools with raised sundecks, summer kitchens with Gaggenau, 10 foot ceilings, sauna in the primary bath. Where it stands: The position is as the dossier records.
An approval usually means an application, a background check, sometimes an interview, and a fee. Florida law limits that fee and allows it only where the documents require approval. Ask how long the association has to answer, whether silence counts as approval, and what happens on a refusal: some declarations oblige the association to buy the home or produce another buyer on the same terms, others do not. For leases, ask the minimum term and how often a home may be leased in a year, and note that Florida law limits how far a later amendment restricting leasing reaches owners who bought before it. The shared spaces every approved resident uses: Over ~20,000 SF across three levels furnished by Bentley Home: a three story lobby with ocean views, lobby restaurant under 33 foot glass, whiskey bar, 16 seat private dining room, 14 seat theatre, cigar lounge, spa and pet spa, beauty salon, simulator game room, oceanfront pool and 10 cabanas. The desk reads the transfer and leasing articles of the declaration for Bentley Residences with you and your counsel before contract.
A building that screens its owners protects you, and screens your buyer too. Read both sides.
Developer materials for Bentley Residences as carried on the live dossier, verified 2026-09-19. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
Contact the desk at Miami Dossier for the documents behind this note, read one to one with you and your advisers.
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We hold no listings and we are not the developer. Contact the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. On this topic that means the document before the opinion. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Samuel Strauch is the owner of Metrik Real Estate. His team of agents represents buyers in Miami pre-construction.
A person replies within 24 hours, usually much sooner. On weekends, back on Monday morning.
