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2:Tfbd,[{"@context":"https://schema.org","@type":"BreadcrumbList","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https://condosignal.com/"},{"@type":"ListItem","position":2,"name":"Condo document review","item":"https://condosignal.com/condo-document-review"}]},{"@context":"https://schema.org","@type":"FAQPage","mainEntity":[{"@type":"Question","name":"What documents should always be in a condo resale package?","acceptedAnswer":{"@type":"Answer","text":"At minimum: the declaration of condominium (or CC\u0026Rs), bylaws, rules and regulations, current annual budget, most recent year-end financial statements or audit, reserve study, past 24 months of board and membership meeting minutes, master insurance policy declarations page, and the state-required estoppel or resale certificate. Some states add mandatory disclosures — Florida requires milestone inspection reports and a Structural Integrity Reserve Study for older buildings; Texas requires a resale certificate with specific financial fields. Treat the statutory minimum as a floor, not the whole list."}},{"@type":"Question","name":"How long does a thorough condo document review take?","acceptedAnswer":{"@type":"Answer","text":"A careful review of a typical resale package takes several hours to do properly. Your contract's review period is usually measured in business days — commonly three to fifteen depending on the state — so request documents as early in the transaction as possible. The risk of waiting until the last day to request the package is that you either rush the review or lose your ability to cancel without penalty."}},{"@type":"Question","name":"Do I still need a real estate attorney if I get a document review?","acceptedAnswer":{"@type":"Answer","text":"Yes. A document review surfaces findings and identifies risk areas; an attorney advises you on their legal implications, negotiates contract terms around disclosed risks, and flags provisions in the governing documents that affect your rights as an owner. The two are complementary. A thorough review makes your attorney's time more focused and efficient — it does not replace legal counsel."}},{"@type":"Question","name":"What is the difference between reviewing one document and reviewing the full set?","acceptedAnswer":{"@type":"Answer","text":"Single-document review misses the cross-references where real findings live. The reserve study underfunding gap appears only when you compare the study's recommended contribution to the actual budget line. The probable special assessment appears only when you read the minutes' repair discussions against the reserve gap. The insurance exposure appears only when you read the master policy deductible against the declaration's loss assessment provisions. No single document tells the whole story."}},{"@type":"Question","name":"What should I do if the seller cannot produce the full document set?","acceptedAnswer":{"@type":"Answer","text":"Treat gaps as findings. A missing reserve study, unavailable recent meeting minutes, or a refusal to produce the insurance declarations page all tell you something about how the association operates. In most states you can request records directly from the association through your attorney. Document every request and response in writing. Do not accept an incomplete package and proceed as if it were complete — the information you are missing is often the information that matters most."}},{"@type":"Question","name":"Can the seller's disclosure summary substitute for the underlying documents?","acceptedAnswer":{"@type":"Answer","text":"No. The disclosure summary is a cover-page overview — useful as an orientation but not a substitute for the underlying documents. It summarizes what is in the declaration and financials; it does not replace reading them. The most important findings — reserve underfunding ratios, deferred maintenance discussions in minutes, insurance deductible exposure — require the source documents, not a summary of them."}}]}]8:T50a,Every condo resale transaction should produce a defined set of documents, regardless of state. The declaration of condominium (or CC&Rs) establishes your ownership boundaries, the association's maintenance obligations versus yours, and the restrictions on use, rentals, and alterations. The bylaws govern how the association is run — board composition, meeting requirements, voting rights. The rules and regulations cover the operational details that affect daily life. The current annual budget shows what the association collects and spends, including how much it contributes to reserves. The reserve study is the engineering and financial projection of long-term capital needs. The most recent audited or reviewed financial statements tell you whether the budget is being executed as approved. The insurance summary — ideally the master policy declarations page — tells you what the building is covered for and what your HO-6 policy needs to bridge. The past 24 months of board and membership meeting minutes reveal decisions made, items deferred, and problems the board has been told about. Finally, the estoppel or resale certificate discloses what is currently owed on the unit. A resale package missing any of these elements is incomplete, and the gaps are themselves findings.9:T44e,The declaration answers: what am I responsible for maintaining, and what can the association require of me? The budget answers: is the association collecting enough to cover its actual costs, including a realistic reserve contribution? The reserve study answers: what does the association expect to spend on capital replacements, and over what timeline? The reserve balance answers: has it actually been saving toward those projections? The meeting minutes answer: what does the board know that has not yet become a formal disclosure? The insurance summary answers: what coverage does the building carry, and what is my exposure in a windstorm or major loss event? No single document answers all these questions. A review that reads each in isolation rather than against the others misses the most important findings. Reserve study underfunding shows up by comparing the study to the actual balance. Probable future assessments show up by reading minutes against the reserve gap. Insurance exposure shows up by reading the master policy deductible against loss assessment provisions in the declaration.a:T42b,The documents in a resale package are largely similar across states, but what the law requires the seller to produce — and how much time a buyer gets to review it — differs significantly. Florida's Chapter 718 requires the seller to provide a comprehensive package including the declaration, bylaws, financials, reserve study, and meeting minutes, and gives buyers a review period (typically three days) during which they can cancel. The post-2022 reforms added milestone inspection reports and Structural Integrity Reserve Study (SIRS) disclosures for buildings three stories or taller at 30 or more years old. Texas Property Code Chapter 82 requires a resale certificate but imposes a narrower disclosure set; it does not mandate reserve studies or minimum funding levels. Arizona ARS 33-1260 requires disclosure of the reserve account balance but does not mandate a full reserve study or specify minimum funding. In all states, treat the statutory minimum as a floor and request the full document set regardless of what local law compels the seller to produce.d:["funnel_buyer"]
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These documents are legally significant: amounts not disclosed generally cannot be collected from a buyer who closes in good faith. But they are snapshots of the present, not forecasts of the future. An estoppel certificate will not show a special assessment that the board has discussed in minutes but not yet formally voted on. It will not show that the reserve fund is 12 percent funded when it should be 70 percent. It will not show that the insurance premium has doubled in two years and a dues increase is likely. 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