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HOA resale laws · 10 statesHOA resale certificate laws by state: association deadlines, fee caps and the buyer's right to cancel

Most states give the association 10 days – calendar or business – to deliver the resale certificate or payoff statement, cap the certificate fee between $185 and $400 where a dollar cap applies, and give the buyer a short window to cancel after receiving the documents: 3 days in Texas, Florida HOAs and Virginia, 5 days in Nevada and Washington, 7 business days for Florida condos. The table below lists each state's rule with its statute; follow the link for the full page.

State by state

  1. Texas (Prop. Code §207.003; TREC 36-11)

    Association: 10 business days; certificate prepared within 60 days. Fee: up to $375, update $75. Buyer: may terminate within 3 days after receiving the subdivision information or before closing.

  2. Florida (§§720.30851, 720.401, 718.503)

    Estoppel: 10 business days, $250 base plus $100 expedite and up to $150 if delinquent. HOA summary late: void within 3 days or before closing. Condo documents: 7 business days to cancel.

  3. California (Civil Code §§4525, 4530)

    Association: 10 days after the written request. Fee: reasonable, based on actual cost, with a written estimate first. Seller delivers before transfer of title.

  4. Arizona (A.R.S. §§33-1806, 33-1260)

    Within 10 days after acceptance of the offer (seller for under 50 homes, association for 50+). Fees: $400 aggregate, $100 rush, $50 update, collected at close of escrow.

  5. Nevada (NRS 116.4109)

    Association: 10 calendar days. Fee: $185, $100 expedite, CPI up to 3% a year. Buyer: cancel until midnight of the 5th calendar day after receiving the package.

  6. Washington (RCW 64.90.640)

    Seller furnishes before the contract; association: 10 days. Fee: $275, update $100. Buyer: cancel within 5 business days after first receipt unless received more than 5 business days before signing.

  7. Utah (§57-8a-106; §57-1-46)

    Payoff information: 5 business days or no lien for amounts due at closing; fee up to $50, not before closing. Reinvestment fee: 0.5% or 0.25% caps for covenants recorded from May 6, 2026.

  8. Virginia (§§55.1-2309, 55.1-2312)

    Association: 14 days, then deemed unavailable. Buyer: 3 days from ratification or receipt unless the contract says otherwise; any time before settlement if never delivered.

  9. North Carolina (G.S. 47F-3-118, 47C-3-118)

    Statement of unpaid assessments: 10 business days, binding. Fee: $200, plus $100 if requested within 48 hours of closing.

  10. Massachusetts (c.183A §6(d))

    Condo 6(d) statement: 10 business days, reasonable fee, binding; recording discharges the lien for other sums then unpaid.

What the TC tracks in every state

  • Which party orders the certificate under the contract, and the date the request goes out.
  • The association's deadline – calendar days, business days or days after acceptance.
  • The date the buyer receives the documents, which starts the cancellation window.
  • Every association – master and sub-associations each issue their own documents and fees.
  • Fees charged within the cap and to the right party on the settlement statement.

Questions about HOA resale laws by state

How long does an HOA have to provide a resale certificate?

Usually 10 days: 10 business days in Texas, Florida (estoppel), North Carolina and Massachusetts; 10 days in California, Arizona and Washington; 10 calendar days in Nevada; 14 days in Virginia.

Which states cap HOA resale certificate fees?

Texas ($375), Florida ($250 base for estoppel), Arizona ($400 aggregate), Nevada ($185), Washington ($275), North Carolina ($200) and Utah ($50 for payoff information); California and Massachusetts require a reasonable fee.

Can a buyer cancel after receiving HOA documents?

In several states: 3 days in Texas, Florida HOAs and Virginia, 5 days in Nevada and Washington, and 7 business days for Florida condominiums.

Who pays for the HOA resale certificate?

Usually the seller – for example Virginia and Nevada put it on the seller by statute – but the purchase contract often decides who orders and pays.

State pages

Set the certificate request, the association deadline and the buyer's cancellation window as tasks with owners and due dates in ClosingCode – the same checklist works in every state.

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Sources: Texas Property Code §207.003 and TREC 36-11; Florida Statutes §§720.30851, 720.401, 718.503; California Civil Code §§4525, 4530; A.R.S. §§33-1806, 33-1260; NRS 116.4109; RCW 64.90.640; Utah Code §§57-8a-106, 57-1-46; Code of Virginia §§55.1-2309, 55.1-2312; N.C.G.S. 47F-3-118, 47C-3-118; M.G.L. c.183A §6(d) – each read at the official source, October 24, 2026.

General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage.