What the resale certificate, condominium disclosure package, and CIC documents have to include in 2026 — and the intake that keeps your closing on schedule
When a property is in a homeowners association (HOA) or condominium association, most states require a statutory disclosure package — commonly called a resale certificate, resale disclosure, or condominium information statement — to be provided to the buyer before they become contractually obligated or within a specific rescission window. Typical contents include CC&Rs, bylaws, articles of incorporation, rules and regulations, recent meeting minutes, the current budget and reserve study, the assessment schedule, any special assessments, pending litigation, and an estoppel certificate from the management company. State rules vary in scope and timing (Virginia's Property Owners Association Act, California Civil Code Davis-Stirling provisions, Florida's condominium and HOA statutes, Texas's resale certificate requirements, and others). BuildMyListing captures the HOA flag at intake, prompts for the document package, and surfaces fees and assessments in listing remarks.
Pricing: Starting $99/month
Time Required: 5-10 minutes per HOA listing
HOA disclosure rules vary by state in scope and timing, but they share a common failure mode: the package is requested late, the management company takes 10-15 business days, and the buyer's rescission window starts running before the listing broker realizes it. Special assessments and pending litigation are the items most likely to blow up a closing.
BuildMyListing captures the HOA flag at listing intake, prompts for the resale certificate or disclosure package, uploads the documents to the listing record, and tracks the rescission window the buyer is entitled to under state law.
Yes/no HOA question at listing intake triggers the full disclosure workflow. If yes, BuildMyListing prompts for the association name, monthly fee, and management company contact.
Benefit: Never start an HOA listing without the disclosure path
CC&Rs, bylaws, articles, rules, meeting minutes, budget, reserve study, and special assessment notices can be uploaded to the listing record. The buyer's package is one shareable URL.
Benefit: Document package ready before offer, not after
Intake explicitly asks about pending or recently-passed special assessments and any litigation involving the association. These are the two items most likely to derail a buyer's lender review.
Benefit: Catch deal-killers at listing, not at financing
AI listing remarks accurately describe HOA fees, what they include (water? trash? exterior?), and whether any special assessments are pending. Vague 'HOA fee applies' phrasing is replaced with specifics.
Benefit: No more 'I didn't know about the special assessment' at closing
Identify the association, monthly fee, and management company at listing intake.
Most management companies sell the resale certificate. BuildMyListing tracks the order, the projected delivery date, and the buyer's rescission window once delivered.
Deliver the packet to the buyer per state law. The delivery date is recorded so the rescission window is unambiguous.
| State Pattern | Example Statute / Practice | Typical Package Contents | Buyer's Window |
|---|---|---|---|
| Statutory resale certificate | Virginia Property Owners Association Act; Texas resale certificate practice; Washington HOA Act | CC&Rs, bylaws, financials, assessment schedule, pending matters | Typically 3-10 days post-delivery to rescind |
| Condominium-specific disclosure | Florida condominium statutes; California Davis-Stirling; New York condominium offering plan rules | Same as HOA plus condominium-specific items (offering plan, unit-level financials) | Varies — Florida new construction has 15-day window in some cases |
| Common Interest Community (CIC) state | Uniform Common Interest Ownership Act states (Connecticut, Minnesota, Vermont, others) | UCIOA-prescribed disclosure | UCIOA-prescribed window (commonly 15 days) |
| Material-fact overlay | All states | Pending special assessments and litigation disclosed regardless of statutory form | Not a window — a duty |
| Management company estoppel | Practice standard nationwide | Estoppel certificate from management with current fees, delinquencies, and assessments | Required at closing in nearly all transactions |
Scenario: Suburban subdivision where the HOA recently passed a $5,000 per-unit special assessment.
Process: Intake captures the special assessment → seller's portion at closing is calculated → listing remarks note the pending assessment → resale certificate delivered to buyer
Compliance: Buyer knows before offer. Lender reviews with full information. No surprise at closing.
Scenario: Resale condo in Florida with mid-rise structural inspection requirements (post-Surfside).
Process: Intake captures structural inspection status → relevant building reports uploaded → Florida statutory condominium disclosure package assembled
Compliance: Florida's post-Surfside structural disclosure expectations are reflected. Buyer has full picture.
Scenario: Northern Virginia townhouse subject to the Property Owners Association Act.
Process: Intake captures HOA + management company → resale certificate ordered → delivery date recorded → Virginia rescission window calendared
Compliance: POA Act compliance is reflected in the listing record. Closing date is set around the rescission window.
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