Selling A Boston Condo? Don’t Forget The 6D Certificate

Selling your Boston condo? One small document can stall your closing if you overlook it. The 6(d) certificate is a simple form with big legal power in Massachusetts condo sales. If you know what it is and how to get it on time, you protect your sale and keep your timeline. Here is how to handle your 6(d) the right way in Greater Boston and Norfolk County. Let’s dive in.

What a 6(d) certificate is

A 6(d) certificate comes from Section 6(d) of Massachusetts General Laws, Chapter 183A. It is a statement from your condo association that shows whether you owe any common expenses or assessments on your unit. By statute, the association must provide it after a written request and payment of a reasonable fee. You can read the law’s full language in Chapter 183A, Section 6.

What the certificate typically includes:

• Unpaid condo fees and special assessments, if any
• Attorney’s fees or collection costs added to the balance
• Any amount the association claims has priority over the first mortgage
• Recordable formatting and notary acknowledgement so it can be filed

Why it matters at closing

A properly executed and recorded 6(d) certificate clears your unit from liens for other unpaid sums as of the date shown on the statement. That is why buyers and lenders want a “clean” 6(d) with a zero balance at closing. The statement will also identify any amount the association claims as a priority over a mortgage, often called the super-lien amount. For a plain-English view of these legal effects, review Section 6(d) commentary and text.

Who requests and signs

You, your attorney, or your agent (with your written authorization) request the 6(d) from the trustees or the property manager. Associations and managers often have a set request form and fee. The seller typically covers these costs unless your purchase agreement says otherwise.

The certificate is signed by the condominium trustees or an authorized agent, and it is usually notarized so it can be recorded. Local attorney guidance confirms the trustees or authorized signatory must execute the statement in recordable form, often with the manager preparing the paperwork. See practical overviews on who signs a 6(d) and why notarization matters from a notarization resource.

Timing to expect

By law, the association must issue the statement within 10 business days after your written request and payment of the fee. In real life, processing can take 1 to 3 weeks, and some managers list 5 to 14 business days or longer during busy periods. Plan ahead and build in a buffer so your closing is not at risk. Many local managers publish request timelines and rush options, like this Boston-area example on processing timeframes.

Typical costs

• Association or management processing fee. Many Greater Boston managers charge between about $50 and a few hundred dollars, depending on the association and service level.
• Registry of Deeds recording fee. The fee varies by county and document type. For Norfolk County, confirm the current amount on the Norfolk County Registry fee schedule.
• Notary or mobile notary. Expect a modest fee if you need mobile service.
• Any payoff needed to clear your balance. Buyers and lenders usually require a clean, zero-balance certificate.

Step-by-step checklist

1. Ask about process and timing early. As soon as you set a closing date, contact your trustees or manager to get the request form, fee, and turnaround time.
2. Submit a written request. The statute requires a written request, so follow the association’s instructions and pay the stated fee.
3. Clear any balance. If you owe fees, late charges, or collection costs, plan to pay them before closing or at the table. Local practitioner guidance explains that associations may include collection costs in the balance, which sellers typically satisfy before closing. See this brief overview on balances and collection costs.
4. Check the date carefully. Ask the association to date the certificate so it stays valid through your scheduled closing. If the closing shifts, order an updated 6(d) rather than relying on an old one. Attorney guidance highlights the need to refresh dates when timelines move. See this reminder on updated certificates and timing.
5. Get the original, notarized certificate. Your closing attorney will record it with the correct county Registry of Deeds. For Norfolk County properties, confirm current fees and delivery options on the Registry’s fee schedule.
6. Bring proof to closing. Confirm with your closing attorney how and when it will be recorded, and who pays the recording fee.

Avoid common pitfalls

• A “dirty” 6(d). If unpaid amounts show on the certificate, buyers and lenders will likely require payment or a payoff arrangement before closing. Associations can include late fees and collection costs, which are commonly paid to clear title. See this short Q&A on late fees at sale.
• Delay or refusal to issue. The law requires the association to issue the statement within 10 business days after a proper written request and fee. If trustees delay or refuse, owners have legal remedies, and trustees risk exposure for noncompliance. Attorney summaries warn boards to follow the statute. Learn more from this attorney overview on trustee duties and timing.
• Last-minute workarounds. Some closings proceed with escrowed funds or a same-day payoff, then a clean 6(d) is issued and recorded right away. This can work, but it requires tight attorney coordination to avoid gaps and protect all parties. Use caution and follow counsel’s lead.
• Super-lien exposure. Massachusetts law grants condo associations a limited priority lien for certain recent assessments. Closing without a clean 6(d) can expose buyers and lenders to enforcement risk. Review the statute on super-lien priority to understand why clean certificates are standard.

Local recording tips

• Confirm the correct Registry. For Norfolk County addresses, your attorney files at the Norfolk County Registry of Deeds.
• Check fees before you pay. Recording fees and procedures can change. Review the Norfolk County fee schedule close to your closing date.
• Ensure recordable form. The original 6(d) should be properly acknowledged before a notary and prepared in recordable format so the Registry accepts it.

Ready to sell with less stress and zero surprises? If you want calm, senior-level coordination of every moving part, including your 6(d), connect with Joe Castro. You will get disciplined oversight, clear timelines, and a smooth path to the closing table.

FAQs

What is a 6(d) certificate in Massachusetts condo sales?

• It is a recordable statement from your condo association that shows any unpaid common expenses or assessments on your unit, required by M.G.L. c.183A, §6.

Who signs a 6(d) certificate for a Boston-area condo?

• The condominium trustees or an authorized agent typically sign, and the statement is usually notarized so it is recordable, as outlined in this attorney explainer.

How long does it take to get a 6(d) certificate in Greater Boston?

• The statute allows up to 10 business days after a written request and fee, but many managers quote 1 to 3 weeks, which matches local processing timelines.

Who pays for the 6(d) certificate and recording in Norfolk County?

• Sellers usually pay the association’s processing fee and the Registry’s recording fee unless your purchase agreement says otherwise; check the Registry fee schedule for current amounts.

What if my 6(d) certificate shows unpaid fees or collection costs?

• Buyers and lenders typically require a clean, zero-balance certificate, so sellers usually pay the amount or arrange a closing payoff; see this brief Q&A on clearing late fees at sale.

Can condo trustees refuse to issue a 6(d) certificate?

• The law requires issuance within 10 business days after a proper written request and fee, and owners have remedies if trustees refuse; see M.G.L. c.183A, §6 and this attorney overview.