Massachusetts guide
Massachusetts condo document review
Massachusetts condo document review operates under M.G.L. Chapter 183A — one of the older U.S.
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condo statutes. The only statutorily required resale disclosure is the 6(d) certificate of unpaid common expenses, delivered within 10 business days of written request. There is no statutory rescission. For converted-era stock, particularly Greater Boston brownstones and triple-deckers, conversion-specific diligence questions add significant complexity beyond the standard packet.
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What c.183A requires
Master Deed and bylaws recorded under the Act, an adequate replacement reserve fund, annual CPA financial review for condos with 50+ units (optional for smaller), master property insurance, fidelity bond for condos with more than 10 units (at 25% of annual assessments), open meetings under §10, and owner records inspection rights. The Act does not require a reserve study, a public offering statement on resale, or a comprehensive resale package beyond the 6(d) certificate.
The 6(d) certificate
Under M.G.L. c.183A §6(d), the association must furnish a certificate of unpaid common expenses within 10 business days of written request. It is binding on the association — once paid, the lien is released and the buyer takes free of prior condo debts. Fees are limited to "reasonable." The 6(d) is the foundation of condo title-clearing in Massachusetts.
What to request beyond the 6(d)
Master Deed and bylaws, current rules, current annual budget, recent CPA review or audit, current reserve balance and any voluntary reserve study, master policy declarations page and exclusions endorsement, 18+ months of board minutes, an explicit litigation summary, the original Offering Plan (for conversions), and Section 9-9.12 facade inspection report (for Boston tall buildings). None of this is automatic.
Conversion-era and aging-building overlays
For pre-1990 conversions, also request: the original conversion Offering Plan, post-conversion capital-program history, and any voluntary engineering reports. For pre-1990 stock generally, focus on the capital-program trajectory against realistic 10-year exposure. The "adequate reserve" standard is undefined statutorily — practical adequacy is the diligence question.
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Massachusetts legal references
- M.G.L. Chapter 183A — Massachusetts Condominium Act
- M.G.L. c.183A §6(d) — Statutory unpaid-assessment certificate
- M.G.L. c.183A §10 — Powers and obligations of organization of unit owners
Informational only. Not legal advice. Always confirm against current statute and counsel.
Need help applying these Massachusetts statutes to your specific situation? We can connect you with state-licensed counsel and specialists familiar with this exact regulatory environment.
Find a Massachusetts specialist →Reviewer's checklist
- Request the 6(d) certificate (M.G.L. c.183A §6(d))
- Request Master Deed, bylaws, and current rules
- Request current annual budget and recent CPA review (50+ units)
- Request current reserve balance and any voluntary reserve study
- Request master policy declarations page and exclusions endorsement
- Confirm fidelity bond compliance (>10 units)
- Request 18+ months of board minutes
- Request an explicit litigation summary
- For Boston tall buildings: request Section 9-9.12 facade inspection report
- For conversions: request original Offering Plan and post-conversion capital history
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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.
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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 — massachusetts 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.
Insurance risk
The association's master insurance policy determines what your personal HO-6 policy needs to cover — and what it does not.
Related reading
Guides for Massachusetts buyers and owners
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.
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.
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.
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.
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Reviewed by Kirk Hasley, Founder. Every claim here is checked against current Massachusetts statute and primary sources, using the same documented review framework we run on every file. Last reviewed June 13, 2026.
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“The board approved a $15,000-per-unit special assessment for façade repairs, payable over 12 months.”
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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