Articles
Plain-English guides to condo and HOA document risk
Every article on this page is written for buyers and owners reading the actual documents an association is required to disclose at sale — the reserve study, the budget, the insurance summary, the meeting minutes, the resale or estoppel certificate. Our coverage is nationwide, with the deepest state-specific detail where the regulatory landscapes diverge most sharply — but the principles in the national guides apply anywhere in the country.
Most readers start with the pillar guides below — long-form references that link out to the supporting articles for each state and topic. If you're short on time, the condo buying checklist and the 5-question risk quiz are the fastest path to a structured read of any property.
Pillar guides
Pillar guide
Buying a Tennessee Condo or HOA: Why Your Own Diligence Carries the Load
Tennessee lightly regulates condos and barely regulates HOAs at all. Here is what the state does and doesn't require — and the documents you must demand yourself before closing.
Pillar guide
Maryland's New Reserve Law Is Triggering Big Special Assessments — How to Spot a Building at Risk
Maryland's HB 107 and HB 292 made reserve funding mandatory, and long-underfunded buildings are responding with large special assessments. Here is what the law requires and how to read a building's funding status before you buy.
Pillar guide
Delaware's Reserve Study Law and Six-Month Super-Lien: What Condo Buyers Must Check
Delaware requires condos and co-ops to fund reserves backed by a five-year reserve study, and its association lien can jump ahead of your mortgage for six months of dues. Here is what to verify before you close.
Pillar guide
CondoSignal Is Now Nationwide: Condo & HOA Document Review in All 50 States and DC
CondoSignal now reviews condo and HOA documents for buyers nationwide — every state and the District of Columbia — with page-by-page citations and the deepest analysis where state law diverges most.
Pillar guide
Chicago Condo Deconversion Risk: What Buyers Should Know About Section 15 Exit Exposure
Chicago is the country's most active condo deconversion market. Under 765 ILCS 605/15, a 75% owner vote can force you to sell at a price you didn't agree to. Here is how to read the documents for it.
Pillar guide
The Complete Texas Condo and HOA Guide (2026)
Texas Property Code Chapters 82 and 209, the 2023–2025 legislative wave, voluntary reserves, coastal insurance exposure, and what every buyer must verify before closing.
Pillar guide
The Complete Condo Master Insurance Guide (2026)
How master policies are structured, how percentage deductibles create owner exposure, what your HO-6 needs to cover, and what to verify before you close — across Florida, Texas, and Arizona.
Pillar guide
The Complete Arizona Condo and HOA Guide (2026)
Arizona's condo and HOA market is shaped by voluntary reserves, master-planned community economics, and a reformed foreclosure threshold. The complete 2026 reference for buyers, owners, and advisors.
Pillar guide
The Post-Surfside Florida Condo Law Guide (2026)
From the 2021 Champlain Towers collapse through four years of legislative reform, this is the complete guide to Florida condo law as it operates in 2026 — for buyers, owners, and boards.
Pillar guide
The Complete Condo Buying Checklist (2026)
A four-phase due diligence framework — pre-offer through post-closing — covering documents, fees, reserves, insurance, lender requirements, and governance risk.
All articles
June 17, 2026 · condo-financing-requirements
Should I Buy a Non-Warrantable Condo?
A non-warrantable condo is harder to finance, not impossible — the reason matters most. See what to check and get a free document review.
June 17, 2026 · reserve-studies
Should I Buy a Condo With an Underfunded Reserve Study?
An underfunded reserve study is a risk to understand, not an automatic no. Learn what percent funded really means and get a free document review.
June 17, 2026 · special-assessments
Should I Buy a Condo With a Pending Special Assessment?
A pending special assessment isn't always a dealbreaker — it depends on whether it's approved, disclosed, and priced in. See what to check, plus a free review.
June 17, 2026 · reserve-studies
Should I Buy a Condo With No Reserve Study?
No reserve study means less visibility on future repairs — common in some states. Learn what to request and get a free document review.
June 17, 2026 · reserve-studies
Should I Buy a Condo With Low Reserves?
Low reserves are a risk to understand, not an automatic no. See what to check in the reserve study, budget, and minutes — and get a free document review.
June 17, 2026 · condo-resale-certificate-review
Should I Buy a Condo With Incomplete Resale Documents?
Incomplete resale documents are a red flag of their own near your deadline. Learn what's usually missing and get a free document review.
June 17, 2026 · hoa-litigation-history
Should I Buy a Condo With HOA Litigation?
HOA litigation can affect financing, assessments, and disclosure — but not every case is a dealbreaker. See what to check, with a free document review.
June 17, 2026 · insurance-risk
Should I Buy a Condo With a High Master Insurance Deductible?
A high master-policy deductible can reach you as a loss assessment. Learn what to check on the master policy and HO-6 — and get a free review.
June 17, 2026 · reserve-studies
Should I Buy a Condo That Failed a Structural or Milestone Inspection?
A failed structural or milestone inspection is serious, but a funded repair plan changes the picture. See what to check, with a free document review.
June 17, 2026 · hoa-fee-analysis
Are Low HOA Fees a Red Flag?
Low HOA fees can mean efficiency — or an underfunded building heading for an assessment. See what to check in the budget and reserves, plus a free review.
June 12, 2026 · ohio · reserve-studies
Ohio's Condo Reserve Law: The Annual Waiver Loophole and the Special-Assessment Trap
Ohio mandates reserve funding under ORC §5311.081 and §5312.06 — but lets owners waive it by majority vote every year and requires no reserve study. Here is why that loophole drives surprise special assessments, and what to check before you buy.
June 12, 2026 · ohio · governance-risk
Why Ohio Is Not a Super-Lien State — and What That Means for Condo Buyers
Under ORC §5311.18 and §5312.12, a first mortgage recorded before the association files its lien certificate primes the association's lien. Ohio has no six-month super-priority, and bills to add one have failed for over a decade. Here is why that makes association-wide delinquency a buyer's problem.
June 12, 2026 · new-mexico · insurance-risk
New Mexico Condo Insurance Crisis: Wildfire, Post-Burn Floods, and the FAIR Plan
Wildfire and post-burn flooding have pushed New Mexico condo and HOA premiums up 50 to 60 percent since 2022 and driven thousands of non-renewals. Here is how to read a New Mexico master policy and the FAIR Plan before you close.
June 12, 2026 · new-mexico · condo-document-review
Does a New Mexico HOA Lien Beat Your Mortgage? No — and Here Is Why It Matters
New Mexico deliberately did not adopt the Uniform Condominium Act's six-month super-lien, so a condo association's unpaid-dues lien does not prime a first mortgage. That protects lenders but makes associations weaker collectors — a financial-health signal buyers should read.
June 12, 2026 · missouri · insurance-risk
New Madrid Earthquake Risk: The Insurance Gap in Missouri Condo Documents
Southeast Missouri sits in the New Madrid Seismic Zone, but earthquake coverage is excluded from standard policies and rarely purchased. Here is what condo buyers should verify before closing.
June 12, 2026 · missouri · condo-document-review
Missouri Condo vs. HOA: Why the Difference Decides Your Legal Protections
In Missouri, condos get real statutory protections under Chapter 448 while HOAs have no governing state act at all. Here is why the first diligence question is which one you're buying into.
June 12, 2026 · maine · condo-document-review
Does Maine Have a Condo Super-Lien? No — and Why That Changes Your Diligence
Unlike most Uniform Condominium Act states, Maine has no 6-month super-priority lien. Here is what 33 M.R.S. §1603-116 actually says, why a failed 2015 bill matters, and how to read delinquency as a financial-health signal instead of a title threat.
June 12, 2026 · maine · insurance-risk
Coastal Maine Condo Insurance: Rising Rates, the 80% ACV Floor, and No FAIR Plan
After the record January 2024 storms, coastal Maine condo insurance is a front-line risk. Here is how to read a coastal master policy: the 80% actual-cash-value statutory floor, surplus-lines reliance with no FAIR Plan, and the flood gap most buyers miss.
June 12, 2026 · alabama · insurance-risk
Hurricane Deductibles in Alabama Gulf Coast Condos: What a $50,000 Master Deductible Means for You
On the Alabama Gulf Coast, the master policy's named-storm deductible is the number that becomes your special assessment after a hurricane. Here is how to read it — and the AIUA wind pool, flood gaps, and §35-8A-313 floor behind it.
June 12, 2026 · alabama · condo-document-review
The Fannie Mae Condo Blacklist: How to Check If Your Alabama Beach Condo Qualifies for a Loan
Roughly seventy Alabama coastal condo projects are reportedly on Fannie Mae's unavailable list — a financing block that depresses values and can leave you unable to get a conventional loan. Here is how the list works and how to check a project before you commit.
June 11, 2026 · west-virginia · condo-document-review
West Virginia's Resale Certificate and the 5-Day Cancellation Window: A Condo Buyer's Guide
West Virginia kept UCIOA Article 4, so resale buyers get a binding resale certificate and a real five-day cancellation window. Here is what W. Va. Code §36B-4-109 must disclose, how the clock works, and what to do before it runs out.
June 11, 2026 · west-virginia · insurance-risk
Flood Risk and Thin Reserves: The Two Numbers Every West Virginia Condo Buyer Should Check
West Virginia is one of the most flash-flood-prone states, yet only about 1% of homes carry flood insurance — and the UCIOA mandates no reserve funding. Here is how flood exposure and voluntary reserves combine into special-assessment risk, and what to check before you close.
June 11, 2026 · virginia · reserve-studies
Virginia Reserve Studies: Mandatory Every 5 Years, but Funding Is Voluntary
Virginia requires every condo and HOA to keep a reserve study current within five years — but it does not require funding those reserves. Here is why the gap between recommended and actual reserves is the most important number in a Virginia packet.
June 11, 2026 · virginia · condo-document-review
The Virginia Resale Certificate and Your 3-Day Cancellation Right: A Condo Buyer's Guide
Virginia's 2023 Resale Disclosure Act gives condo and HOA buyers a single 30-item resale certificate and a three-day right to cancel. Here is what the certificate must contain, how the cancellation window works, and what to read before you close.
June 11, 2026 · vermont · condo-document-review
The Vermont Resale Certificate and the Six-Month Super-Lien: A Buyer's Guide
Vermont's Common Interest Ownership Act gives buyers a detailed resale certificate, a five-day cancellation window, and a six-month super-priority lien. Here is how 27A V.S.A. §4-109 and §3-116 work — and why reserves and delinquencies belong on your diligence list.
June 11, 2026 · vermont · insurance-risk
Flooded Outside the Flood Zone: Vermont's Condo Insurance Gap After 2023 and 2024
Vermont does not require condo associations to carry flood insurance, standard master policies exclude it, and 35 to 40 percent of 2023 flood claims were outside the mapped flood zone. Here is how to check a building's flood exposure and coverage before you close.
June 11, 2026 · utah · insurance-risk
Wasatch Fault and Wildfire: The Two Insurance Gaps Every Utah Condo Buyer Should Read For
Utah condo master policies exclude earthquake despite the Wasatch Fault, and the wildfire market is hardening fast under HB 48. Here is how to read the master policy and size your personal exposure before you close.
June 11, 2026 · utah · reserve-studies
Utah's Reserve-Study Mandate and the Owner Veto: Why a Compliant Study Can Still Mean Underfunded Repairs
Utah requires a reserve analysis every six years — but owners can veto the funding, and a new 2025 HOA Ombudsman now oversees the registry. Here is how to read the study against the budget before you buy.
June 11, 2026 · tennessee · condo-document-review
Buying a Tennessee Condo or HOA: Why Your Own Diligence Carries the Load
Tennessee lightly regulates condos and barely regulates HOAs at all. Here is what the state does and doesn't require — and the documents you must demand yourself before closing.
June 11, 2026 · tennessee · reserve-studies
Tennessee's Condo Reserve Study Law: What §66-27-403(g) Means for Buyers
As of January 1, 2024, Tennessee requires condo reserve studies — but not reserve funding, and not for HOAs. Here's what the law covers and why a study can sit alongside an empty reserve account.
June 11, 2026 · rhode-island · governance-risk
Can a Rhode Island Condo Association Wipe Out Your Mortgage? The Super-Priority Lien and Twenty Eleven v. Botelho
Rhode Island is a true super-priority lien state: a six-month association lien can be foreclosed non-judicially and extinguish a first mortgage. Here is how §34-36.1-3.16 works and what buyers should check before closing.
June 11, 2026 · rhode-island · insurance-risk
Rhode Island's Coastal Condo Insurance Crisis: The FAIR Plan, Wind Deductibles, and What Buyers Should Read
Coastal premiums have risen 25–40% in five years, carriers have exited, and the Rhode Island FAIR Plan is absorbing displaced policies. Here is how to read a Rhode Island master policy — and the 2022/2025 deductible laws — before you close.
June 11, 2026 · new-york · special-assessments
New York Local Law 11 / FISP: What That Sidewalk Shed and Façade Report Mean for Condo and Co-op Buyers
NYC buildings over six stories must inspect their façades every five years under Local Law 11 / FISP. Here is what the inspection covers, what a SWARMP or Unsafe classification can trigger, and what to request before you close.
June 11, 2026 · new-york · condo-document-review
The New York Offering Plan and the Resale Diligence Gap: What Condo and Co-op Buyers Must Request Themselves
New York's strongest disclosure happens at the offering-plan stage — and at resale, the law compels almost nothing. Here is what the offering plan covers, why resales leave a diligence gap, and the documents you must demand before closing.
June 11, 2026 · new-jersey · reserve-studies
New Jersey's 2024 Condo Law: Mandatory Structural Inspections and 30-Year Reserve Funding
New Jersey's Structural Integrity Law (S2760/S3992) made structural inspections and 30-year reserve studies mandatory for condos and co-ops. Here is what it requires and what to request before you close.
June 11, 2026 · new-jersey · insurance-risk
New Jersey Condo Insurance After Sandy and Ida: Flood, Wind, and Rising Premiums
New Jersey's coastline and flood history have made condo master-policy insurance one of the hardest risks to read. Here is what the law requires, what the market looks like, and what to request before you close.
June 11, 2026 · nebraska · insurance-risk
Nebraska's Hidden Insurance Crisis: How Hail and Percentage Deductibles Hit Condo Buyers
Nebraska has no coast and no hurricanes, yet some of the most expensive home insurance in the country — almost entirely because of hail and tornadoes. Here is how that risk lands on a condo master policy, and what to read before you close.
June 11, 2026 · nebraska · condo-document-review
Buying a Condo in Nebraska: Why Your Own Document Review Carries the Load
Nebraska has no reserve mandate, no statutory resale certificate, no super-lien, and no condo regulator. In a minimal-statute state, the protections most buyers assume exist simply do not — so the buyer's own reading of the declaration, budget, and balance sheet is the real safeguard.
June 11, 2026 · minnesota · condo-document-review
The Minnesota Resale Disclosure Certificate: A Buyer's Checklist for Reserves and Risk (Minn. Stat. §515B.4-107)
MCIOA gives Minnesota buyers a binding resale certificate and a 10-day cancellation right — but no reserve-funding mandate. Here is how to read the certificate, judge reserve adequacy, and weigh cold-climate building risk before you close.
June 11, 2026 · minnesota · insurance-risk
Minnesota's Hail Insurance Crisis: Why Condo and Townhome Owners Are Getting $20,000 Special Assessment Bills
Percentage wind/hail deductibles on Minnesota master policies can exceed $1M, so routine hail losses fall below them and arrive as five-figure owner special assessments. Here is how the trap works and what to check before you buy.
June 11, 2026 · michigan · reserve-studies
Michigan's 10% Condo Reserve Rule: Why It Won't Pay for Your Roof After 20 Winters
Michigan requires condo reserves but sets the floor at just 10% of the annual budget — with no reserve study required. Here is why that floor is dangerously thin against freeze-thaw, lake-effect snow, and Great Lakes erosion, and how to read reserve adequacy before you buy.
June 11, 2026 · michigan · condo-document-review
Michigan Condo Buyers: The 9-Day New-Build Cancellation Right and the Resale Gap
Michigan gives new-construction condo buyers a 9-business-day right to walk away, but resale buyers get no statutory certificate and no rescission. Here is how the two paths differ and how to protect yourself on a resale.
June 11, 2026 · maryland · reserve-studies
Maryland's New Reserve Law Is Triggering Big Special Assessments — How to Spot a Building at Risk
Maryland's HB 107 and HB 292 made reserve funding mandatory, and long-underfunded buildings are responding with large special assessments. Here is what the law requires and how to read a building's funding status before you buy.
June 11, 2026 · maryland · condo-document-review
Maryland Condo Resale Package and Your 7-Day Right to Cancel (and Why HOAs Are Different)
Maryland gives condo buyers a 7-day right to cancel after receiving the resale package — and HOA buyers a different 5-day right. Here is what the package must contain, how the cancellation windows work, and how to protect them.
June 11, 2026 · delaware · reserve-studies
Delaware's Reserve Study Law and Six-Month Super-Lien: What Condo Buyers Must Check
Delaware requires condos and co-ops to fund reserves backed by a five-year reserve study, and its association lien can jump ahead of your mortgage for six months of dues. Here is what to verify before you close.
June 11, 2026 · delaware · insurance-risk
Buying a Delaware Beach Condo? Read the Master Insurance Policy and Inspection Reports First
At the Delaware beaches, master policies use six-figure percentage deductibles and exclude flood, and New Castle County now mandates structural inspections. Here is what to read before you close.
June 11, 2026 · district-of-columbia · condo-document-review
Can a D.C. HOA Foreclosure Really Wipe Out Your Mortgage? The Super-Lien Explained
Washington, D.C. is a true super-priority lien jurisdiction where a condo association's foreclosure on six months of unpaid dues can extinguish the first mortgage entirely. Here is how it works and how to protect yourself before closing.
June 11, 2026 · district-of-columbia · reserve-studies
D.C. Condo Reserves: Not Required by Law — Here's Why an Aging Building Still Needs Them
The District of Columbia does not require a reserve study or any reserve funding, and it has no façade or structural inspection mandate. In a city of prewar buildings and condo conversions, that gap is the buyer's problem to solve.
June 11, 2026 · connecticut · condo-document-review
Connecticut's 9-Month Super-Lien: How It Affects Condo Buyers and Lenders
Connecticut gives condo associations a lien that can sit ahead of a first mortgage for up to nine months of unpaid common charges — one of the strongest super-liens in the country. Here is how §47-258 works and why delinquencies in a building should be on your diligence list.
June 11, 2026 · connecticut · condo-document-review
Crumbling Foundations in Connecticut Condos: What Buyers and Boards Must Know About Pyrrhotite and CFSIC
An estimated 35,000+ structures across north-central and eastern Connecticut were built with pyrrhotite concrete that crumbles over time. Here is how the crisis works, how CFSIC claims work for condos, and what to check before you buy — especially with CFSIC's 2030 sunset approaching.
June 11, 2026 · condo-document-review
CondoSignal Is Now Nationwide: Condo & HOA Document Review in All 50 States and DC
CondoSignal now reviews condo and HOA documents for buyers nationwide — every state and the District of Columbia — with page-by-page citations and the deepest analysis where state law diverges most.
June 11, 2026 · california · governance-risk
California SB 326: What Condo Buyers Should Know About Balcony and Elevated-Element Inspections
SB 326 requires California associations to inspect balconies, decks, and walkways every nine years. Here is what the inspection covers, what it can trigger, and what to request before you close.
June 11, 2026 · california · insurance-risk
California's Condo Insurance Crisis: The FAIR Plan, Carrier Exits, and What Buyers Should Read
Wildfire and earthquake exposure have pushed many California associations onto the FAIR Plan or into non-renewal. Here is how to read a California master policy — and your own HO-6 — before you close.
June 11, 2026 · alaska · condo-document-review
The Alaska Resale Certificate and 6-Month Super-Lien: A Buyer's Guide to AS 34.08
Alaska's AUCIOA gives condo buyers a real resale certificate with a 5-day voidability window, and gives associations a 6-month super-lien that can sit ahead of a first mortgage. Here is how AS 34.08.590 and §470 work and why both belong on your diligence list.
June 11, 2026 · alaska · insurance-risk
Does Your Alaska Condo Master Policy Cover Earthquakes? (Almost Certainly Not)
Alaska is the most earthquake-prone U.S. state, but the standard master policy excludes earthquake — and permafrost and frost heave add a separate building risk. Here is the coverage gap to confirm before you close.
June 7, 2026 · pennsylvania · condo-document-review
Philadelphia PM-315 Facade Inspections: What Condo Buyers Should Verify
Philadelphia's PM-315 ordinance requires facade inspections every 5 years for buildings 6+ stories. Here is what to read in the report and how it affects your purchase.
June 7, 2026 · pennsylvania · insurance-risk
Pennsylvania Flood Risk for Condo Buyers: Schuylkill, Susquehanna, and What Master Policies Don't Cover
Hurricane Ida and increasingly common river flooding have made flood coverage a critical Pennsylvania diligence item. Here is what to verify before closing.
June 7, 2026 · massachusetts · condo-document-review
Massachusetts Condo Conversion Diligence: What Buyers of Converted Stock Should Read
Massachusetts has one of the country's largest inventories of condo-converted brownstones, triple-deckers, and mill buildings. Here is how to read the documents for them.
June 7, 2026 · massachusetts · reserve-studies
Massachusetts Aging Building Condo Checklist: Capital Programs, Reserves, and What to Verify
Massachusetts has one of the country's older condo inventories. Here is a practical diligence checklist for pre-1990 buildings, focused on capital trajectory and reserve adequacy.
June 7, 2026 · illinois · condo-document-review
Chicago FISP and Balcony Inspections: What Condo Buyers Should Verify
Chicago's FISP facade inspection program plus 2023 balcony-inspection expansion creates a unique diligence overlay. Here is how to read the reports and compliance status.
June 7, 2026 · illinois · governance-risk
Chicago Condo Deconversion Risk: What Buyers Should Know About Section 15 Exit Exposure
Chicago is the country's most active condo deconversion market. Under 765 ILCS 605/15, a 75% owner vote can force you to sell at a price you didn't agree to. Here is how to read the documents for it.
June 7, 2026 · hawaii · condo-document-review
Hawaii Leasehold Condo Risk: What Buyers Should Verify Before Closing
Hawaii has substantial leasehold condo inventory. As the lease shortens, lender financing tightens and lease-end exposure increases. Here is what to read.
June 7, 2026 · hawaii · insurance-risk
Hawaii Resort Condo Hurricane and Flood Risk: What Buyers Should Verify Post-Maui
Hawaii's hardened post-Maui insurance market plus hurricane and flood exposure require careful master-policy review. Here is what to verify.
June 6, 2026 · washington · condo-document-review
Washington Condo Resale Certificate Guide: RCW 64.34.425 and the 5-Day Rescission
Washington's RCW 64.34.425 resale certificate is one of the stronger statutory disclosure regimes in the country. Here is what it must include and how to use the 5-business-day rescission right.
June 6, 2026 · washington · insurance-risk
Washington Cascadia Seismic Risk: What Condo Buyers Should Read on the Master Policy
Cascadia subduction-zone exposure runs across Washington's I-5 corridor, but earthquake coverage is rarely standard. Here is how to read the master policy and size your personal exposure.
June 6, 2026 · south-carolina · governance-risk
South Carolina Resort Condo STR Risk: Hilton Head, Myrtle Beach, and Charleston Vacation Rentals
Heavily-rented South Carolina coastal condos carry distinct financial, governance, and capital-planning risks. Here is how to read the documents for them before you buy.
June 6, 2026 · south-carolina · insurance-risk
South Carolina Coastal Hurricane and Flood Risk: SCWHUA, Master Policies, and What to Verify
South Carolina coastal condos face hurricane wind, storm surge, and flood exposure with split SCWHUA wind / admitted all-perils coverage common. Here is what to read on the master policy.
June 6, 2026 · oregon · insurance-risk
Oregon Cascadia Seismic Risk for Condo Buyers: What the Documents Reveal
Cascadia subduction zone exposure shapes Oregon condo risk, but earthquake coverage is not required and is frequently absent from master policies. Here is what to read.
June 6, 2026 · oregon · condo-document-review
Oregon Condo Building Envelope and Water Intrusion: What Portland Buyers Should Read
Portland has a documented history of condo envelope and water-intrusion litigation. Here is what to read in the documents for buildings built in the late 1990s through the 2000s.
June 6, 2026 · north-carolina · condo-document-review
North Carolina HOA Disclosure Gap: What to Request Beyond the Statutory Minimum
North Carolina Chapter 47C requires only a basic fee statement for condo resales — and Chapter 47F requires nothing for HOAs. Here is what buyers should request to close the diligence gap.
June 6, 2026 · north-carolina · insurance-risk
North Carolina Coastal Hurricane and Flood Risk for Condo and HOA Buyers
Coastal North Carolina condos face hurricane wind, storm surge, and flood exposure that reshapes master-policy economics. Here is what to read before closing in Wilmington, the Outer Banks, and Brunswick County.
June 6, 2026 · nevada · governance-risk
Nevada Super-Priority Lien Risk: What 9 Months of Unpaid Dues Mean for Buyers and Lenders
Nevada's nine-month super-priority lien primes a first mortgage and is foreclosed non-judicially. Here is how to read the risk in a Las Vegas or Reno purchase before closing.
June 6, 2026 · nevada · governance-risk
Nevada Investor-Owned Condo Warning Signs: What Resident Buyers Should Read
Heavily-investor-owned Nevada condos carry distinct financial, governance, and capital-planning risks. Here is how to read the documents for them before you close.
June 6, 2026 · georgia · governance-risk
Georgia SB 406 Property Owners' Bill of Rights: What Buyers Need to Know for 2027
Georgia's SB 406 takes effect January 1, 2027, adding HOA registration, foreclosure notice standards, and complaint-process reforms. Here is what buyers should ask about during the 2026 transition.
June 6, 2026 · georgia · governance-risk
Atlanta HOA Governance Red Flags: What to Read in the Documents Before You Buy
Atlanta HOAs operate in Georgia's contract-first regulatory environment. Here is how to read the declaration, bylaws, and meeting minutes for governance red flags.
June 6, 2026 · colorado · insurance-risk
Colorado HOA Insurance Crisis: Hail, Wildfire, and What Buyers Should Read in the Master Policy
Colorado's hail-and-wildfire driven insurance market is reshaping HOA budgets, deductibles, and even mortgage eligibility. Here is what to read in the master policy before you close.
June 6, 2026 · colorado · reserve-studies
Colorado Mountain & Resort HOA Risk: Reading Snow, Seasonal Use, and Underfunded Reserves
Mountain and resort HOAs in Summit, Eagle, and Pitkin counties carry a specific risk profile — heavy snow loads, wildfire exposure, seasonal occupancy, and historically underfunded reserves. Here is what to read in the documents.
May 30, 2026 · texas · governance-risk
The Complete Texas Condo and HOA Guide (2026)
Texas Property Code Chapters 82 and 209, the 2023–2025 legislative wave, voluntary reserves, coastal insurance exposure, and what every buyer must verify before closing.
May 30, 2026 · insurance-risk
The Complete Condo Master Insurance Guide (2026)
How master policies are structured, how percentage deductibles create owner exposure, what your HO-6 needs to cover, and what to verify before you close — across Florida, Texas, and Arizona.
May 30, 2026 · arizona · governance-risk
The Complete Arizona Condo and HOA Guide (2026)
Arizona's condo and HOA market is shaped by voluntary reserves, master-planned community economics, and a reformed foreclosure threshold. The complete 2026 reference for buyers, owners, and advisors.
May 29, 2026 · buyer-due-diligence
Resort Condo Due Diligence: Management Contracts, Rental Pools, Financing
Resort and hotel condos carry risks that live in the management contract and rental pool agreement — not the declaration. Learn how to evaluate both documents before you close.
May 29, 2026 · arizona · buyer-due-diligence
Arizona Condo Resale Disclosure Checklist (ARS 33-1806)
Arizona's condo resale disclosure law is among the loosest in the Sun Belt. Here is exactly what ARS 33-1806 and ARS 33-1260 require — and what they permit associations to omit.
May 29, 2026 · buyer-due-diligence
55+ Community Buyer Guide: HOA Docs, HOPA, and Reserve Risk
Buying into a 55+ community requires a distinct document review. Verify HOPA compliance, amenity-heavy reserve obligations, and resale restrictions that standard HOA due diligence typically misses.
May 28, 2026 · florida · condo-document-review
What Is a Condo Estoppel Certificate? A Buyer's Guide
The estoppel certificate is the one document an association is legally required to provide before closing. Understand what it says, what it omits, and how to read each line before you sign.
May 22, 2026 · arizona · hoa-fee-analysis
Phoenix and Scottsdale Condo Market 2026: HOA Fees and Reserve Gaps
Phoenix and Scottsdale's condo market has cooled from its 2022 peak. Understand how to check HOA fee adequacy, voluntary reserve status, and the disclosure gap in Arizona's condo law.
May 21, 2026 · insurance-risk
Condo Master Insurance Red Flags: What to Check Before Closing
Master-policy gaps, large deductibles, exclusions, and loss assessments can become the buyer's problem after closing. Learn what each section of the master insurance certificate discloses — and the red flags to check before you close.
May 15, 2026 · governance-risk
Cross-Referencing Budgets with Meeting Minutes: An Analytical Technique
Reading the operating budget against meeting minutes from the same fiscal period surfaces deferred repairs, contested expenditures, and unresolved governance issues. Here is how to execute the analysis.
May 14, 2026 · special-assessments
Special Assessment Red Flags: How to Spot One Before You Buy
A special assessment rarely arrives without warning. The clues show up in the reserve study, budget, and meeting minutes months before the vote — here are the red flags to check before you buy.
May 8, 2026 · insurance-risk
Condo Insurance Rates in Florida, Texas, and Arizona: 2026 Update
Insurance is now the dominant operating-cost driver in many condo associations across Florida and Texas. Understand what the 2026 market looks like in each state and what it means for your dues.
May 7, 2026 · insurance-risk
Hurricane Readiness for Florida and Texas Condo Associations
Rising premiums, percentage-based wind deductibles, and loss-assessment exposure define the insurance landscape for coastal associations. Identify what boards need to verify in the master policy before storm season.
April 30, 2026 · reserve-studies
Reserve Fund Rules in Florida, Texas, and Arizona: A State-by-State Comparison
Florida mandates reserve studies and prohibits waivers for structural items. Texas and Arizona require neither. Identify what each state requires of boards and how the same disclosure language means different things across state lines.
April 23, 2026 · arizona · governance-risk
Arizona HOA Foreclosure Reform: What SB 1494 Changes for Boards
Arizona's SB 1494 raised the foreclosure threshold to $10,000 or 18 months of delinquency. Understand what changed for board collection procedures, what remains unchanged, and how to manage delinquency risk.
April 16, 2026 · texas · governance-risk
Texas Condo Law Changes for Buyers: What SB 711 and HB 614 Mean Before Closing
Four bills from the 88th and 89th Texas Legislatures changed fining procedures, lien filing, fee caps, and transparency obligations. Learn what changed and what it means for buyers evaluating a Texas association before closing.
April 9, 2026 · florida · reserve-studies
Florida Condo Safety Laws 2025: What Each Law Now Requires of Boards
From SB 4-D in 2022 through HB 913 in 2025, Florida rewrote structural safety and reserve funding obligations for condo associations. Identify what each law requires boards to fund, inspect, and disclose.
April 2, 2026
Legal Pitfalls for Condo Boards: Procedural Failures to Identify and Fix
Improper fines, flawed assessment notices, reserve fund misuse, and conflicts of interest create legal exposure for boards and due-diligence signals for buyers. Identify the patterns and the remedies.
March 26, 2026 · hoa-fee-analysis
Condo Association Fees in 2026: What Is High, What Is Adequate, and Why It Matters
HOA and condo fees vary dramatically across the country. The right question is not whether your fee is high — it is whether it is adequate. Here is how to evaluate it against the reserve study and budget.
March 19, 2026
Reading HOA Meeting Minutes Before You Buy: Red Flags to Look For
Meeting minutes often reveal problems before they appear in the resale package summary — deferred repairs, insurance struggles, assessments in formation. Learn the red flags to look for before you buy.
March 12, 2026
How to Read a Reserve Study Before Buying: Is the Funding a Red Flag?
Reserve studies are dense engineering-financial documents. Learn what percent funded and baseline funding mean, how to spot unfunded repairs, and when the numbers are a special-assessment red flag — before you buy.
March 5, 2026 · florida · reserve-studies
The Post-Surfside Florida Condo Law Guide (2026)
From the 2021 Champlain Towers collapse through four years of legislative reform, this is the complete guide to Florida condo law as it operates in 2026 — for buyers, owners, and boards.
February 26, 2026
What to Look for in Condo Documents: A Buyer's Complete Guide
A resale package contains roughly a dozen documents. Learn what each one discloses, what most buyers overlook, and which sections to read closely before you close.
February 25, 2026 · governance-risk
Master-Planned Community Due Diligence: Mapping Every Layer
Multi-layered master and sub-associations are common in Texas and Arizona. Learn how to map who governs what, which fees apply to your unit, and which restrictions run with the land.
February 22, 2026 · florida · insurance-risk
Hurricane Deductibles and Loss Assessments: Evaluate Your HO-6 Exposure
Master-policy hurricane deductibles can pass through to you as loss assessments. Understand how percentage deductibles work, how to calculate your real exposure, and what your HO-6 needs to actually cover.
February 20, 2026
The Complete Condo Buying Checklist (2026)
A four-phase due diligence framework — pre-offer through post-closing — covering documents, fees, reserves, insurance, lender requirements, and governance risk.
February 19, 2026 · texas · hoa-document-review
Texas HOA Resale Certificate: What to Verify Before Closing
Section 207.003 of the Texas Property Code defines what a resale certificate must contain. Review this checklist of what to verify — and what the certificate legally omits — before you close.
February 15, 2026 · florida · reserve-studies
Milestone Inspection Buyer Guide: Reading the Report Before You Close
Understand what a Florida Milestone Inspection report discloses, what follow-up questions to ask the engineer, and how to evaluate the special assessment risk the findings imply.
February 12, 2026 · florida · reserve-studies
Florida SIRS Explained: What Boards Must Fund and Disclose
The Structural Integrity Reserve Study is now mandatory for most Florida condo buildings. Understand what a SIRS must include, how it affects reserve funding requirements, and what boards must disclose to owners.