Under contract on a Newtown Square home that is part of an HOA or condo? The one document most likely to slow your settlement is the HOA resale package. If you know what it includes, how to order it, and when it is due, you can keep your closing on schedule. This guide breaks down Pennsylvania’s rules, local timing, fees, and a simple timeline so you avoid last‑minute surprises. Let’s dive in.
HOA resale basics in Pennsylvania
In Pennsylvania, sellers in condominiums and planned communities must provide buyers with a resale certificate, often called a resale package or estoppel. The law spells out what must be delivered and when, including the buyer’s right to cancel after receipt. You will also see reminders about this requirement in Pennsylvania’s seller disclosure rules. For the statutory baseline, review the planned community resale section in 68 Pa.C.S. § 5407 and the seller disclosure reference in the Pennsylvania Code.
- The association must provide the certificate within 10 days of the owner’s request. Buyers can cancel the contract until the certificate is delivered and for five days after receipt, or until settlement, whichever happens first. See the statute’s timing and cancellation rule.
- Pennsylvania’s seller disclosure regulation also flags the buyer’s right to cancel tied to the resale certificate for HOA and condo resales. Review 49 Pa. Code § 35.335a.
- Some small planned communities and specific transfers can be exempt from parts of the statute. Always confirm what applies to your property by checking Title 68 and your community’s declaration. Start with Title 68 here.
What the package includes
Core items required by law
Your buyer must receive copies of governing documents and a certificate with key financial and transfer information. The legal minimum typically includes:
- The declaration (except plats and plans), bylaws, and rules and regulations.
- A certificate stating current common expense assessments, any unpaid assessments owed by the seller, and any rights of first refusal or other restraints on transfer.
- Buyer protections include the right to cancel as noted above and limits on liability for unpaid assessments beyond what the certificate states. Review the statutory list and protections.
Common extras you may see
Associations and management companies often include more than the legal minimum to satisfy lender and title needs. Typical additions include:
- Estoppel or statement of account, special assessment disclosures, and reserve fund information.
- Broader governing documents, architectural guidelines, and recent budget summaries.
- Any pending litigation statement, recent meeting minutes, and outstanding violation notices for the unit.
- Transfer or administrative fees, buyer onboarding steps, and capital contribution details.
- Lender or title questionnaires. See common contents and ordering practices.
Who orders, who pays, and how long it takes
- Ordering: The seller or the seller’s representative typically places the order. In many Newtown Square communities, the listing agent or title company coordinates the request directly with the HOA or its management firm. Here is a common process overview.
- Payment: Sellers usually pay the fee, either at order or through closing. Industry FAQs reflect this norm.
- Timing: Pennsylvania law gives the association up to 10 days after the owner’s request to furnish the certificate. Many providers cite 5 to 10 business days for standard processing, with paid rush options available. Order early to avoid the buyer’s cancellation window from affecting your timeline. Review the 10‑day requirement and typical processing expectations.
- Fees: Costs vary by association and packet complexity. A practical range runs from about $100 to several hundred dollars, with $200 to $400 commonly seen, plus possible rush fees. Always confirm your community’s current fee schedule. See typical fee ranges.
Local context: Newtown Square
Newtown Square includes a mix of condos and subdivisions with HOAs. Local listings show a wide spread of HOA or condo dues based on amenities and services, which signals that resale packet contents and fees also vary by community. For a sense of local variability, view a sample Newtown Square condo listing that references association details and dues. See a local example.
Many area communities are professionally managed, while others are self‑managed. Some use third‑party packet processors. Ask your listing agent or the association early for the correct contact, fee schedule, and preferred ordering method.
Timeline to keep your closing on track
- At listing or contract: Confirm the community name, management contact, and if a resale packet is required. Collect any governing documents the seller already has.
- Within 15 days of ratification: Place the resale request. Standard Pennsylvania forms often expect an early request to keep timelines tight. See sample contract timing language.
- 10 to 5 business days before closing: Follow up to confirm delivery and buy a rush service if needed. Typical provider timelines and rush options.
- On delivery: Review immediately for balances due, special assessments, restrictions, and any required buyer onboarding. If something looks off, ask the association to correct the record before settlement. Check the statute’s required contents.
Common roadblocks and how to avoid them
- Backlogs at the management company during busy seasons.
- Records that are not current, causing mismatches on balances or violations.
- Extra lender or title questions that need tailored answers. See common causes of delay.
How to stay ahead:
- Order as soon as the contract is signed, and consider a rush if closing is near. See ordering best practices.
- Confirm the exact HOA contact, payment method, and whether buyer onboarding, transfer fees, or capital contributions apply.
- Ask for an itemized statement of account that shows any unpaid assessments, fines, and pending special assessments.
- If delivery is late, remember the buyer’s contract is voidable until receipt plus five days. Use that fact to request expedited processing and to manage expectations on settlement timing. Review the statutory cancellation window.
Seller and buyer quick checklist
- Confirm whether the property is a condominium or a planned community, then match the correct statute section.
- Identify the association’s point of contact and how to order and pay for the packet.
- Place the order early and calendar follow‑ups before your closing date.
- Review estoppel, balances, special assessments, violations, reserves, transfer fees, and any buyer onboarding steps.
- Keep copies of the full packet in your file and share all required documents with the buyer.
Fees and budget planning
- Resale package fee: budget a few hundred dollars, depending on the association’s schedule and whether you need a rush. Typical ranges.
- Transfer and capital contribution fees: some communities charge these at closing. Common inclusions and forms.
- Delivery format: ask whether the packet will arrive by PDF or hard copy and how payment is handled.
Ready to navigate your HOA resale package with less stress? For calm, detail‑driven guidance on Newtown Square closings, connect with Larisa Bevan.
FAQs
What is an HOA resale package in Pennsylvania?
- It is the set of documents and a certificate that the seller must provide to the buyer for condo and planned community resales, including governing documents, current assessments, and transfer restrictions, as outlined in 68 Pa.C.S. § 5407.
How long does an HOA have to deliver the resale certificate?
- The association must furnish it within 10 days after the owner requests it, per 68 Pa.C.S. § 5407.
Who typically pays for the HOA resale packet in Newtown Square?
- The seller usually pays the fee, either at the time of order or at closing through the title company, as reflected in industry practice summarized here.
What happens if the HOA is late with the resale certificate?
- The buyer’s contract remains voidable until the resale certificate is delivered and for five days after receipt, so communicate early and consider rush options to protect your closing timeline, per 68 Pa.C.S. § 5407.
What should I review first when the packet arrives?
- Start with the statement of account for unpaid amounts, the current monthly assessments, any special assessments, and the governing documents to confirm rules and transfer restrictions; these items are typically included per statutory requirements and common practice.
Are all Newtown Square communities required to provide a resale certificate?
- Most condo and planned community resales require it, but some small communities or specific transfers may be exempt, so confirm by reviewing Title 68 and your community’s declaration, starting with this overview.
