Where a Resale Certificate Actually Gets Read
Every finding must cite the source document, the page, and a verbatim quote. Findings with no citation are dropped before the report ships.
Condo and HOA deals close or die inside a document stack most buyers read exactly once, under a deadline, and never again.
The resale certificate, the bylaws, twelve months of board minutes, the budget, and the reserve study are long, repetitive, and written for attorneys, not a buyer with a statutory review window closing in.
Almost every condo deal that blows up after closing wasn't undone by something hidden. It was sitting in plain text on page 14 of a document the buyer skimmed.
Where Condo Deals Die: The Five Categories
Litigation
Active or pending lawsuits involving the association attach financial exposure to every unit. Read the actual litigation disclosure, not just the cover summary.
Special Assessments
One-time bills to cover shortfalls. Check both assessments already levied and discussions in recent board minutes that have not yet been formally voted.
Reserve Health
The reserve study estimates what the building should have saved. An underfunded reserve is simply a future special assessment waiting to happen.
Loan Warrantability
Lenders evaluate owner-occupancy ratios, commercial percentage, and delinquency. A non-warrantable building impairs financing and resale liquidity.
Restrictions & Finances
Rental caps, pet restrictions, and renovation approval rules determine what a buyer can actually do with the property.
Get Your HOA Documents Reviewed
Propvex parses resale certificates, bylaws, minutes, and reserve studies with page-by-page citations.