Georgia Condo Due Diligence Checklist

Confirm you received these

Commonly provided in the resale package — verify none are missing.

• Declaration / CC&Rs (Required by statute for condos; must be provided by seller) — *Statutory requirement, must obtain.*.
• Bylaws and Amendments (Required by 44-3-111) — *Statutory requirement, must obtain.*.
• Rules and Regulations (If separate from CC&Rs; not statutorily required to give, but typically included in disclosure packet) — *Commonly provided.*.
• Current Budget (Operating budget for current year, with line items including reserves) — *Statutorily required for condo disclosures. Always request.*.
• Previous Year’s Financials (Income statement, balance sheet) — *Not required by statute; commonly provided on request (especially for condos).*.
• Reserve Study or Plan — *Not required (HOA or condo), so must request proactively. Very important to evaluate funding.*.
• Reserve Fund Balance (separate from budget) — *Statutory disclosure in condo resale (budget includes reserves). Ensure budget shows actual reserve balance.*.
• Board Meeting Minutes (last 1–2 years) — *Not required by GA law. Often provided only on request; should request.*.
• Annual Meeting Minutes — *Not required by law; useful to see budget adoption, election results, any special votes.*.
• Insurance Master Policy — *Not statutorily required to deliver, but strongly advised to request (especially one including declarations and deductibles). Commonly provided by seller or association on request.*.
• Insurance Declarations Page & Deductible Schedule — *Typically provided by seller. Shows current coverage, especially wind/hail deductible.*.
• Insurance Claims History (Association) — *Not required by statute. Ask for summary of claims in past 3–5 years.*.
• Pending Litigation Summary — *Statutorily required for condos (44-3-111 requires disclosure of lawsuits/judgments), but typically asked via attorney affidavit or certificate. For HOAs, actively request (no state law).*.
• Current Special Assessment Notices — *Not required by state law. Must request if buyer suspects one (or ask association manager).*.
• Loan Documents (if association has loans) — *Not required by law. Rarely provided; if major capital loan exists (e.g. for roof), best to request.*.
• Engineering/Structural Reports — *Not required, but any building inspection reports should be asked for if available (e.g. older foundations, balconies, fire safety).*.
• Facade/Balcony/Milestone Inspection Reports — *Not applicable statewide, but if local government or private inspectors have reports (e.g. roof report), get them.*.
• Violation Notices (from city or association fines to unit) — *Not required by law. Good to ask if the unit or association has unresolved violations.*.
• Delinquency Report (list of owners who haven’t paid dues) — *Not required by statute. Occasionally provided (some associations include in financials). If not given, at least ask for percent delinquent.*.
• Management Contract (if professional manager) — *Not required. Often not provided to buyers, but you can ask.*.
• Developer Transition Docs (if new condo or HOA, e.g. any pending turnover) — *If developer control period has ended, ask for any meeting notes on turnover of control.*.
• Statutorily Required (Condo resale) — Declaration, Bylaws, budget, list of reserves, copy of significant contracts (management, leases), insurance info, litigation.
• Common (Even if not required) — Financial statements (P&L, balance sheet), master insurance policy and dec page, claims history, reserve study, minutes.
• Must Request Proactively — Any special assessment notice, loan docs, detailed reserve study (since none statutorily required), minute transcripts, current insurance certificate if not in packet, any environmental or inspection reports, delinquency information.