Detailed Answer

Short answer: In a Florida partition action, you should collect and present original receipts, invoices, canceled checks or check images, credit-card statements, bank statements, contractor agreements and paid invoices, permits, photos, and appraisal or repair estimates. The more documentary proof you can produce tying each payment to the property and showing who paid and when, the stronger your claim for reimbursement or credit will be under Florida law. Partition actions in Florida are governed by Chapter 64 of the Florida Statutes; the court will divide the property or sale proceeds equitably and may give credits for payments or improvements tied to the property. See Florida Statutes, Chapter 64: https://www.flsenate.gov/Laws/Statutes/Chapter/64

Why this documentation matters

When co-owners disagree about dividing property, the court must determine each party’s equitable share. Payments made by one owner (mortgage, taxes, insurance, repairs, or improvements) can affect the distribution of sale proceeds or the credits an owner receives. Courts need reliable evidence to decide whether a payment should be credited, charged, or treated as an improvement increasing the property’s value.

Types of paperwork to gather

Original receipts and paid invoices: Contractor receipts, hardware store invoices, plumbing/electrical bills showing what was done, the date, amount, and payee.
Canceled checks or check images: Front-and-back images showing endorsement and endorsement date. These are strong proof of payment.
Bank statements and credit-card statements: Highlight the payment line(s) and match to receipts. Bank statements are important if you lack a vendor receipt.
Online payment confirmations and ACH/wire confirmations: Screenshots or PDFs showing the transfer amount, date, and recipient.
Contracts and change orders: Signed contractor agreements and any amendments that show scope and agreed price.
Permits and inspection reports: Building permits, inspection approvals, or municipal records that show authorized work.
Before-and-after photos: Time-stamped photos that demonstrate the work was performed and its scope.
Appraisals or repair estimates: Evidence of value added (for improvements) or cost estimates supporting necessity (for repairs).
Tax, insurance, and mortgage payment records: Statements showing payments that preserved the property’s value (tax bills paid, hazard insurance premiums, mortgage payment history).
Receipts from vendors and subcontractors: Proof that third parties were paid rather than promises to pay.
Accounting summary or ledger: A simple spreadsheet or ledger that lists date, payor, payee, amount, purpose, and reference to the supporting exhibit (e.g., Receipt A, Bank Stmt p.3).
Affidavit or sworn statement: A signed affidavit explaining the payments, the reason they were made, and attaching the supporting documents.

How courts typically treat different categories of expenses

Explain each payment clearly because courts treat them differently:

Mortgage, taxes, and insurance: Payments that prevent foreclosure or protect the property are commonly given credit to the payer if they are proved by statements and canceled checks.
Necessary repairs: Expenses that preserve the property (fixing a leaking roof, emergency repairs) are usually reimbursable if documented.
Improvements: Work that increases value (adding a room, remodeling) may be credited based on increased market value, not just cost—appraisals before and after or contractor proof help.
Improvements vs. ordinary maintenance: Courts may treat maintenance as ordinary and not increase one owner’s share, while substantial improvements may entitle the payer to compensation or equitable adjustment.

Authentication and organization: what the court wants

Courts and opposing parties expect documents to be authenticated and easy to follow. Follow these steps:

Keep originals when possible; if originals are unavailable, explain why and provide the best available copy.
Number and label each exhibit. Example: Exhibit 1 = Contractor Invoice 6/15/2024; Exhibit 2 = Canceled Check #1234.
Prepare a one-page summary (spreadsheet) that totals payments by category and cross-references exhibits.
Provide a sworn affidavit describing each payment, the reason for it, and attaching or referencing the exhibits.
Include corroborating evidence (photos, permits, vendor confirmations) for disputed or large items.

What to do if receipts are missing

Use bank or credit-card statements showing payments to the vendor as secondary proof.
Obtain vendor confirmation or duplicate invoices from contractors, suppliers, or service companies.
Show canceled checks or wire confirmations tied to vendor names and amounts.
Get witness testimony or a sworn affidavit describing the expense and why a receipt is not available.
Use an appraisal or contractor estimate to show the value or cost of work when receipts are unavailable.

Discovery tools and subpoenas

If a co-owner refuses to produce bank records or receipts, you can request those documents in discovery. If the records are held by a third party (a bank or credit card company), you may need a subpoena to obtain them. Keep in mind banks typically respond to proper subpoenas or a signed authorization from the account holder.

Practical checklist to prepare for court or settlement talks

Collect originals or certified copies of receipts and canceled checks.
Download complete bank statements for the relevant period and highlight matching entries.
Gather contracts, change orders, permits, and photos.
Create a one-page summary of all claimed payments with exhibit references.
Attach exhibits to a sworn affidavit describing each item.
Be ready to produce documents in discovery or to arrange subpoenas for third-party records.
Consider a neutral appraisal if the value added by improvements is disputed.

Relevant Florida law

Partition actions are governed by Chapter 64 of the Florida Statutes. That Chapter explains who may bring an action and how the court may order sale or partition and address equitable adjustments. Read the statute text for more detail: https://www.flsenate.gov/Laws/Statutes/Chapter/64

When to get legal help

If the amounts are large, the facts are disputed, or the other side will not cooperate with discovery, consult an attorney experienced in Florida partition cases. A lawyer can help draft discovery requests, prepare subpoenas for bank records, organize exhibits, and prepare the accounting and legal argument needed for court.

Helpful Hints

Start collecting evidence early. Old receipts get lost—download bank statements and back up digital receipts.
Keep a running spreadsheet that ties each expense to a receipt or bank line and gives a short description of purpose.
Use canceled checks when possible—banks keep images which courts accept as strong proof.
Label and tab exhibits to make the judge’s or mediator’s review fast and clear.
If you anticipate disagreement about value added by improvements, get an independent appraisal before filing or during discovery.
If you must subpoena bank records, plan for the time it takes—third parties need time to respond.
Consider a sworn affidavit from any contractor or vendor who can confirm work and payments when receipts are incomplete.

Disclaimer: This article provides general information about documentation in Florida partition disputes and is not legal advice. It does not replace consultation with a licensed attorney about your specific situation.