Selling a Boston Condo: What Can Delay or Derail the Sale?

The quick answer

Selling a Boston condominium requires more than preparing the unit and finding a buyer. The buyer and lender will also evaluate the condominium association’s finances, insurance, reserves, maintenance, rules, assessments, and legal condition.

The best way to avoid closing delays is to assemble and review the building documents before the property goes on the market.

Massachusetts condominiums are generally governed by their recorded master documents, bylaws and Chapter 183A of the Massachusetts General Laws.

Why is selling a condo different from selling a house?

A condominium buyer is purchasing two things:

1. The individual unit.
2. An ownership interest in the common areas and association.

A beautiful unit can still encounter financing or buyer objections when the association has inadequate insurance, limited reserves, major deferred repairs, pending litigation, high owner delinquency, or an upcoming assessment.

Those problems do not always make a condo unsellable. They do need to be identified, explained and addressed strategically.

Documents to collect before listing

Ask the trustees or management company for the current versions of:

• Master deed and amendments.
• Declaration of trust or association documents.
• Bylaws, rules and regulations.
• Current operating budget.
• Recent financial statements.
• Reserve information or reserve study.
• Master insurance certificate and coverage summary.
• Recent association meeting minutes.
• Information about planned capital projects.
• Current or proposed special assessments.
• Pending or threatened litigation.
• Rental, pet, renovation and move-in restrictions.
• Owner-occupancy and commercial-use information.

Massachusetts guidance for real estate professionals specifically identifies budgets, assessments, litigation, owner occupancy, reserve studies, minutes and insurance as important condominium due-diligence items.

What is a Massachusetts 6(d) certificate?

A 6(d) certificate is a statement from the condominium association addressing unpaid common expenses or other amounts assessed to a unit. It is commonly obtained in connection with a Massachusetts condo closing.

Section 6(d) of Chapter 183A explains how the association’s recorded statement can discharge the unit from liens for other unpaid association sums.

Owners should determine early whether they owe:

• Unpaid condominium fees.
• Late charges.
• Move-related charges.
• Fines.
• Special-assessment installments.
• Reimbursements for association work.

Waiting until the closing week to resolve an association balance can create avoidable delays.

Special assessments do not automatically prevent a sale

Buyers usually want to know:

• Why the assessment was issued.
• The total cost.
• The seller’s allocated share.
• Whether the work has begun.
• Whether the project is fully funded.
• Whether the seller will pay the balance.
• Whether additional assessments are likely.

A completed or properly funded capital project can sometimes be positioned as a benefit. A new roof, restored masonry, updated elevator, waterproofed foundation, or repaired garage may reduce future uncertainty.

The problem is usually not the existence of an assessment. It is uncertainty, incomplete documentation, or an unrealistic attempt to conceal its effect on the buyer.

Master insurance has become increasingly important

Condo lenders may review the building’s master insurance, deferred maintenance, reserves, litigation and special assessments as part of project eligibility.

Fannie Mae and Freddie Mac maintain condo-project standards addressing insurance and project condition. Both organizations announced project or property-insurance updates in 2026, reinforcing the importance of reviewing the association—not merely the individual borrower.

Before listing, ask a knowledgeable lender to review the master insurance if:

• The policy contains a large deductible.
• Coverage is based on actual cash value rather than replacement cost.
• The building has unresolved damage.
• The association has experienced an insurance cancellation.
• A previous buyer had difficulty obtaining conventional financing.

Meeting minutes can reveal future costs

Buyers often focus on formally approved assessments. They should also examine issues being discussed but not yet approved.

Repeated references to water intrusion, façade repairs, roof replacement, elevators, balconies, structural concerns, or insurance increases may signal future costs.

Sellers should read the minutes before listing so they are not surprised by an issue discovered during the buyer’s review.

Low condo fees are not always a selling advantage

An unusually low fee can be attractive, but buyers may question whether the association is collecting enough to fund insurance, maintenance and reserves.

A higher fee may be reasonable when it covers heat, hot water, professional management, elevators, concierge service, landscaping, snow removal, or substantial amenities.

The most important question is whether the fee is appropriate for the building’s actual expenses.

How to prepare your unit for the market

Once the association review is complete, focus on the unit:

• Correct peeling paint, leaks and visible damage.
• Service heating and cooling equipment.
• Repair nonfunctioning appliances.
• Neutralize smoke, pet and cooking odors.
• Declutter storage spaces.
• Improve lighting.
• Refinish visibly worn floors where appropriate.
• Confirm that renovations received necessary permits and association approvals.

In a condo sale, confidence matters. A well-presented unit combined with organized, transparent building information gives buyers fewer reasons to hesitate.

Frequently asked questions

Who normally pays a special assessment when a Boston condo is sold?

The purchase agreement can allocate responsibility between buyer and seller. Buyers often expect the seller to pay an approved assessment, but the outcome is negotiable.

Can I list before obtaining the condo documents?

Yes, but collecting them first reduces the risk of discovering a serious issue after accepting an offer.

Do I need to disclose upcoming building work?

Material known issues should be discussed with your real estate agent and attorney. Attempting to hide an anticipated expense can create legal and transactional risk.

Can a condo be sold when conventional financing is unavailable?

Possibly. Portfolio financing or a cash buyer may be available, but the financing limitation will usually reduce the buyer pool and may affect value.

Prepare your condo before the buyer begins asking questions

Remmes & Co. helps Boston condo owners examine the unit, building documents, likely buyer objections and pricing strategy before entering the market.

The objective is not merely to list the property. It is to identify the issues most likely to affect value or closing and handle them with clarity and intent.

This article provides general information and is not legal, lending or insurance advice.