6D Condo Certificate: A Boston Seller's Full Guide

A 6(d) certificate is a written statement from a Massachusetts condominium association showing the unpaid common expenses and other sums assessed against a unit. It comes from Massachusetts General Laws Chapter 183A, Section 6(d). The association must provide it within ten business days of a written request, and once it is recorded at the registry of deeds, it discharges the unit from any lien for other sums unpaid at that time. That is why buyers' attorneys ask for one on condo sales.

What is a 6(d) certificate under Massachusetts law?

It is the association's statement of a unit's unpaid common charges, and recording it protects the buyer from inheriting the seller's balance. Many Boston condo sellers first hear about the 6(d) certificate from an attorney a few weeks before closing. Under Chapter 183A, Section 6(d), the condominium association must furnish, within ten business days after receiving a written request, a statement of the unpaid common expenses and other sums assessed against the unit, including any amount the association claims has priority over a mortgage. The statement binds the association and every unit owner, and when it is recorded it discharges the unit from any lien for other sums then unpaid. In other words, it protects the buyer and the buyer's lender from inheriting a seller's unpaid association charges. If the account is current, attorneys call it a "clean 6(d)." If there is a balance, it is usually paid from the seller's proceeds at closing. For what else comes off your proceeds, see how much you'll net selling your home in Boston, and for the full timeline, see what happens after you accept an offer in Massachusetts.

Key Takeaways

• The association must provide the 6(d) certificate within ten business days of receiving a written request (M.G.L. c.183A §6(d)).
• Once recorded, the certificate discharges the unit from any lien for other sums unpaid at that time.
• Any balance shown is usually paid from the seller's proceeds at closing.
• The statute allows a "reasonable fee" and sets no validity period, so time the request with your attorney.
• Ask about pending special assessments and gather governing documents before you list.

How Long Does the Request Take?

The statute gives the association ten business days from receipt of a written request. The clock doesn't start until the request is actually received, so get it in early enough. A self-managed association run by volunteer trustees may need a reminder. The statute doesn't set a validity period, but the certificate reflects the account as of its date, and the buyer's attorney or lender may want one dated close to closing. Ask your attorney when to submit the request so it lines up with the closing date.

What Does a 6(d) Certificate Cost?

The statute allows the association to charge a "reasonable fee." Fees vary by association and management company, so ask yours what it charges, and whether it charges extra for faster service, as soon as you list.

What's in the Condo Document Package Buyers Request?

Beyond the 6(d) certificate, buyers and their attorneys commonly ask for the master deed, declaration of trust and bylaws, rules and regulations, current budget and financial statements, any reserve study, recent meeting minutes, and the master insurance certificate. Buyers' attorneys read meeting minutes for signs of a pending special assessment, disputes, or deferred maintenance. Many sellers still have some of these from their own purchase; the management company or trustees can usually supply the rest. Lender requirements for condos are covered in condo lending rules for Boston sellers.

What should sellers do before requesting a 6(d) certificate?

Check fees and turnaround, gather documents, and coordinate timing with your attorney.

1. Ask your management company or trustees about turnaround and fees.
2. Locate your governing documents. Start with what you received at your own purchase.
3. Ask about pending special assessments before listing, and discuss them with your attorney.
4. Time the request with your attorney so the certificate is current at closing.
5. If the building is self-managed, talk to the trustees early about the request and the ten-business-day requirement.
6. Bring in your attorney early, so issues in the documents surface before a buyer's attorney raises them.

How does condo pricing fit into a Boston sale?

Condo pricing depends on more than square footage and bedroom count. The condo fee, the association's reserves, and any planned assessments all matter, and an automated valuation tool can't read meeting minutes. Pricing a condo well means comparing recent MLS sales of similar units, not a citywide average. For a neighborhood-level look, see how to price a condo in Jamaica Plain.

FAQ

What if my condo association doesn't respond within ten business days?

The statute requires a response within ten business days of a written request. If the association is late, your attorney can follow up in writing. Getting the request in early leaves room for a slow response.

What is the difference between a clean and a dirty 6(d) certificate?

A clean certificate shows no unpaid common charges or other assessed sums. A certificate showing a balance usually means that amount is paid from the seller's proceeds at closing rather than stopping the sale.

How long is a 6(d) certificate valid?

The statute doesn't set a validity period. The certificate shows the account as of its date, so the buyer's attorney or lender may ask for one dated close to the closing.

Who pays the 6(d) certificate fee in Massachusetts?

The statute allows a "reasonable fee" but doesn't say who pays. The seller usually requests the certificate and pays the fee; confirm it in your contract.

Do self-managed condo buildings still provide a 6(d) certificate?

Yes. The statute applies to the organization of unit owners whether or not it uses a management company. If the association is unincorporated, a recorded certificate must reference the recorded instrument that gives the signer authority, so the trustees may need to involve an attorney.

What should I do if my association has a pending special assessment?

Tell your attorney before listing, not after an offer arrives. Your attorney can advise on what to disclose and how it may affect pricing and the contract.

Can I request the 6(d) certificate myself?

The statute only requires a written request. Many sellers have their attorney handle it because the attorney is tracking the closing date.

The bottom line: request your 6(d) certificate early enough to clear the ten-business-day window, and time it with your attorney so it is current at closing.

Sources

• Massachusetts General Laws c. 183A, § 6: https://malegislature.gov/Laws/GeneralLaws/PartII/TitleI/Chapter183A/Section6

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About Juan Murray

Juan Murray is a Boston broker associate with more than 30 years of experience helping buyers, sellers, and investors across Greater Boston, personally leading every transaction from the first conversation through closing.

RE/MAX Real Estate Center · (978) 581-0801

Equal Housing Opportunity. Juan Murray is licensed as a Broker in Massachusetts, regulated by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons. This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs and obligations with your closing agent, tax advisor, or lender.