Georgia guide
Georgia condo document review
Georgia condo document review centers on the Georgia Condominium Act (O.C.G.A. §44-3-70 et seq.) and on a deceptively contract-first practice environment.
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The Act mandates initial-sale disclosures and a 7-day rescission for new condos sold by the declarant, but provides no statutory rescission for unit-owner resales. The declaration, current budget, master policy, and recent minutes are the documents that actually govern your transaction — request them explicitly, because no central disclosure regime forces their delivery.
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What the Georgia Condominium Act requires
O.C.G.A. §44-3-107 requires associations to maintain reserves for deferred maintenance in the annual budget, property insurance at full replacement cost, and general liability insurance with $1M/$2M minimums. §44-3-111 requires a developer disclosure package and a 7-day rescission for initial sales of new condos. Resales by current owners are not subject to a statutory disclosure regime — the seller and association deliver what the contract and (less often) the declaration require.
What to request for a resale transaction
Declaration and amendments, bylaws, current operating budget (with reserve line items), recent financial statements, master policy declarations page and exclusions endorsement, statement of unpaid assessments for the unit, 18+ months of board minutes, any approved special assessments, and any voluntary reserve study or engineering reports. None of this is automatic — request explicitly.
Reserve disclosure under §44-3-107
The Act requires the operating budget to include reserve line items for deferred maintenance and depreciation but does not require a formal reserve study or any specific funding level. A budget showing minimal or stagnant reserve contributions for a building with material capital needs is legal but signals likely future special assessments. Read the reserve line alongside building age and any voluntary engineering reports.
Litigation and lien disclosure
§44-3-111 requires disclosure of judgments and pending suits against the association for initial sales. Resale practice varies. Request a litigation summary explicitly. Pending construction-defect or insurance-related litigation can affect financing eligibility and the timing of capital programs.
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Georgia legal references
- O.C.G.A. §44-3-70 et seq. — Georgia Condominium Act
- O.C.G.A. §44-3-107 — Insurance and reserve requirements
- O.C.G.A. §44-3-111 — Sale of units, disclosure, rescission
Informational only. Not legal advice. Always confirm against current statute and counsel.
Need help applying these Georgia statutes to your specific situation? We can connect you with state-licensed counsel and specialists familiar with this exact regulatory environment.
Find a Georgia specialist →Reviewer's checklist
- Request declaration, amendments, bylaws, and current rules
- Request the current operating budget with reserve line items (§44-3-107)
- Request recent financial statements (not statutorily required for resale)
- Request the master policy declarations page and exclusions endorsement
- Request the unit-level statement of unpaid assessments
- Request 18+ months of board minutes for capital-planning discussions
- Ask about any voluntary reserve study or engineering reports
- Confirm whether SB 406 preparation has been discussed by the board
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Get my free risk report →Want every document to request before you buy in Georgia — with the local red flags and the statute behind each? See the complete Georgia condo due-diligence checklist →
Source documents
- Declaration & bylawsthe rules
- Budget & financialsthe money
- Reserve studythe big repairs
- Meeting minuteswhat the board fears
Cross-reference
The risk lives in the contradiction between documents.
An assessment in the minutes but not the estoppel; a reserve the budget never funds.
Risk report
Severity-graded across 8 categories.
Every finding cites the document, page number, and quoted text.
How CondoSignal reviews this
We read the reserve study, operating budget, and 24 months of meeting minutes together — georgia condo document review risk usually lives in the contradiction between documents, not in any single one of them. Every finding cites the source document, the page number, and the quoted text behind it.
See our 8-category framework →Risk Intelligence
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Related risk areas
Read these next to round out your due diligence
HOA document review
An HOA document review reads the full association document set — declaration or deed restrictions, CC&Rs, bylaws, resale or disclosure certificate, current budget, audited financials, meeting minutes, and any enforcement history — and surfaces the items that actually affect your ownership cost, your usage rights, and your exposure to surprise assessments.
Reserve studies
A reserve study tells you what the association expects to spend on long-term capital repairs and replacements, and whether it is funding those obligations adequately.
Condo Buying Checklist
Buying a condo is not like buying a single-family home.
Related reading
Guides for Georgia buyers and owners
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.
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.
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.
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.
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Reviewed by Kirk Hasley, Founder. Every claim here is checked against current Georgia statute and primary sources, using the same documented review framework we run on every file. Last reviewed June 13, 2026.
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What a finding looks like
Every finding cites the exact page in your documents
“The board approved a $15,000-per-unit special assessment for façade repairs, payable over 12 months.”
Source: Board meeting minutes, p. 12 — quoted and linked in your report so you can verify it in seconds.
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We surface what your documents actually say so you can ask better questions of your attorney, lender, and inspector.
Risk Intelligence
Review the documents before your contingency ends
Most buyers get 7–14 days to review condo documents. Upload the packet — we read the reserve study, budget, minutes, and insurance summary and flag the risks, every finding linked to the exact page. Free.
Expert Matching
Need a real estate lawyer or mortgage specialist?
We can connect you with vetted real estate lawyers, mortgage brokers, and insurance brokers familiar with the specifics of condo and HOA transactions.
- HOA lawyer
- Mortgage broker
- Insurance broker