A resale certificate is the packet a Washington condo or HOA provides when a home in the community is sold. It tells the buyer what they’re buying into: dues and special assessments, the association’s finances and reserves, insurance, pending lawsuits, rules, and restrictions such as rental limits. Under Washington’s Uniform Common Interest Ownership Act, the seller generally must provide it to the buyer, the association must produce it within 10 days of the owner’s request, and the charge for preparing it is capped at $275.
In Pierce County, many homes, from Puyallup townhomes to newer Bonney Lake and Orting subdivisions, sit inside an HOA. If you’re selling one, ordering the certificate early prevents a common closing delay. If you’re buying one, the certificate is one of the most important documents you’ll read.
What Washington law says
The resale certificate rules are in RCW 64.90.640. Key points in the current statute:
- Who provides it: The selling owner furnishes the certificate to the buyer before the contract is signed, unless an exception applies or the buyer expressly waives it.
- Association deadline: The association must furnish the certificate within 10 days after the owner requests it.
- Fee: A reasonable charge not to exceed $275, plus a nominal fee of up to $100 to update a certificate within six months.
- Buyer’s cancellation right: In certain circumstances, including when the buyer receives the certificate five or fewer business days before signing, the buyer may cancel within five business days after first receiving it.
- Seller protection: The selling owner is not liable to the buyer for erroneous information the association provides in the certificate.
Washington is moving condominiums and HOAs formed under older laws into this same act, with some provisions already applying to older communities and a full transition scheduled for later. Which rules apply to a specific community can depend on when it was created, so confirm with your agent, escrow officer, or an attorney.
What’s inside a resale certificate
The statute requires a long list of disclosures. The ones buyers should read closely:
| Section | Why it matters |
|---|---|
| Current dues and any unpaid amounts | Your monthly cost and whether the seller owes anything |
| Special assessments, approved or pending | Large one-time costs for roofs, siding, paving, or repairs |
| Budget, financial statements, and reserves | Whether the association is saving enough for future repairs |
| Reserve study status | Whether a professional plan for major repairs exists and is current |
| Insurance | What the master policy covers and what you’ll need to insure yourself |
| Pending legal actions | Lawsuits can affect finances and, for condos, lending |
| Restrictions on use, rentals, and resale | Rental caps, short-term rental bans, pet and parking rules |
Tips for sellers
- Order it when you list, not when you get an offer. Ten days can feel long once a buyer is waiting on it.
- Review it before buyers do. If there’s a special assessment or a rental restriction, you want to know before it surprises someone mid-transaction.
- Budget for the fee. It’s modest, but it’s one more line on your cost to sell.
- Know the escrow side. Escrow will also request payoff and transfer information from the association or its management company, which can come with separate charges.
Selling a home in an HOA community?
The Barnard Group requests HOA documents at listing so your buyer gets answers early and your closing stays on schedule. Request a complimentary Home Selling Strategy Session.
Tips for buyers
- Read the budget and reserves, not just the dues. Low dues with thin reserves can mean higher costs later.
- Look for the words “special assessment” and ask who pays any assessment approved before closing. That’s negotiable.
- Check rental and use rules if you might rent the home later or run a home-based business.
- For condos, ask your lender early. Condo financing can depend on the association’s finances, insurance, and litigation.
- Mark your dates. If a cancellation right applies, the window is short.
The certificate works alongside your other protections. See home inspection contingencies and buyer closing costs in Pierce County, which can include HOA transfer fees and prorated dues.
Frequently asked questions
Does every home in an HOA need a resale certificate?
Most resales in a common interest community require one, but there are exceptions, and a buyer can waive it. Waiving means giving up important information, so do it only with good reason.
Who pays for the resale certificate?
The statute allows the association to charge the unit owner, usually the seller. Who ultimately pays can be negotiated in the purchase agreement.
What if the association is late?
Start by having your agent and escrow officer follow up with the association or its management company, and adjust contract deadlines in writing if needed. If the delay puts the sale at risk, an attorney can advise on your options under the statute.
Get the details right before closing day
HOA documents are easy to underestimate. Book a complimentary strategy session with Josh Barnard and The Barnard Group to plan your sale or purchase with the paperwork handled early.
This article is general information and not legal advice. Laws governing Washington community associations are changing; consult an attorney about your specific community and transaction.
