Sample report — illustrative only. Fictional Texas property used for demonstration.

Sample report — Texas

The Sutton at Domain Lake, Austin, TX

78-unit mid-rise condominium, built 2012

Overall riskModerate

Reserve adequacy is unclear (Texas does not require a study), the SB 711 transparency website mandate is not yet met, and the resale certificate reflects only levied assessments — leaving the minutes review as the primary source of forward visibility.

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Key findings

Texas-specific findings

Moderate

Property Code §§ 209.0058 / 82.116

SB 711 transparency website not published (60+ unit association)

What we found: Association has 78 units. SB 711 (2025) requires associations of 60+ units to publish governing documents, current budget, audit, and recent meeting minutes to a website. The required site does not appear to exist.
Why it matters: Buyers and owners are entitled to documents via the transparency mandate. A missing site is itself a signal of governance maturity — and lower trust in what the resale certificate reports.
What to ask: When will the SB 711 website be live? Will the management company host it, or is the board self-managing?

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Moderate

Property Code § 82.157

Resale certificate fee at statutory cap

What we found: Certificate issued at the $375 statutory cap with no update fee. Production was on day 8 of the 10-business-day window. No flags or open assessments disclosed against this unit.
Why it matters: Texas resale certificates capture only formally-levied items. They do not surface pending discussions in minutes. Cross-reference minutes to be sure.
What to ask: Has the board discussed any near-term capital project that didn't make it onto the certificate?

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Elevated

Operating Budget, line 24

Reserve fund balance disclosed without a study

What we found: Reserve balance of $312,000 disclosed. Texas does not mandate a reserve study; this association has not commissioned one in the past 7 years. Replacement schedule is the developer's original projection.
Why it matters: Without a current study, the disclosed balance cannot be evaluated for adequacy. The risk lives in what isn't measured.
What to ask: What's the cost to commission a current reserve study? When is the board next planning to refresh it?

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Low

Master Policy Declarations, line 8

Master policy current and adequately limited

What we found: Master policy current with named-storm provisions appropriate for the regional carrier landscape. Per-occurrence limits and coverage scope reasonable for the building age and replacement cost.
Why it matters: Texas master policy markets are stable relative to coastal Florida. Loss-assessment exposure remains worth verifying through your HO-6 carrier.
What to ask: Does my HO-6 policy carry adequate loss-assessment limits for the master policy deductible structure?

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