A new residence is finished when the punch list is, not when the keys are handed over. At Olara, here is how to walk it and what to write.
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.
The developer’s closing agent walks you through; the desk walks with a checklist against the specification; for a large residence an independent inspector is worth the fee, because a new building is not a defect-free building. Allow two hours, in daylight, with the water and power on.
Olara: Two assigned full sized parking spaces with EV capability per residence; twelve guest suites in the building.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
Every window and terrace door for seal and swing. Every outlet and switch. Water pressure and hot water at every tap; drains; the dishwasher and washer on a cycle. Air conditioning under load for twenty minutes, and the thermostat zones. Finishes under raking light: stone, millwork, paint, grout. Appliances by model against the specification. Photograph everything you write down.
Olara: Arquitectonica; landscape by EDSA.
Each item with a location, a description and a photograph; the developer’s representative signs it with a cure period, often thirty to sixty days. Where the contract allows, an escrow holdback for unfinished items is the buyer’s leverage; most Florida pre-construction contracts do not allow one, so the signature and the warranty are the leverage instead.
Florida gives statutory warranties on a new condominium from the developer for set periods; the association pursues building-wide items after turnover. Keep a second list for what appears in the first months, and send it in writing before the periods run.
Write it down, photograph it, get a signature. Memory is not a punch list.
Developer materials for Olara as carried on the live dossier, verified September 2026. 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.
Miami Dossier is the private buyer advisory of Metrik Real Estate, built to represent buyers in Miami pre-construction. Principal: Samuel Strauch.
A person replies within 24 hours, usually much sooner. On weekends, back on Monday morning.
