Buying a condo in Cambridge comes with a few Massachusetts-specific documents, and the 6D certificate is one you do not want to overlook. If you have heard a lender or attorney ask for a “6D,” you are already ahead of most buyers. This simple statement confirms whether the seller owes the condo association any money and flags issues that could lead to surprise costs. In this guide, you will learn what a 6D certificate is, what it includes, when to order it, and how to use it to protect your purchase. Let’s dive in.
What a 6D certificate is
A 6D certificate is a written statement from the condo association or its managing agent that reports a unit’s status on common expenses and related matters as of a specific date. It is rooted in Massachusetts condominium law and is a standard requirement in local transactions. Lenders and closing attorneys rely on it to confirm there are no unpaid assessments or undisclosed risks tied to the unit.
Why lenders require it
- It protects your loan from surprise liens if the seller is behind on dues.
- It confirms current monthly or quarterly common charges and any special assessments.
- It discloses pending litigation or association votes that may affect future costs.
- It must be recent, since conditions in an association can change quickly.
What you will see on it
- Unit-specific items: current dues amount and frequency, any unpaid balance, and any voted special assessments tied to the unit.
- Association status: notes on reserve funds, insurance, outstanding vendor obligations, or mortgages on common elements when applicable.
- Legal and operational disclosures: pending lawsuits, violations, or enforcement actions that involve the association or the unit.
- Administrative details: who prepared it, the date issued, and any fee charged to produce it.
When to order your 6D
In Cambridge, speed matters. You should plan for an initial 6D soon after your offer is accepted, then a reissued 6D shortly before closing to satisfy your lender’s timing window.
Typical turnaround and fees
Many associations or management companies deliver a 6D in about 5 to 14 business days after receiving the request. Some are quicker, and some take longer, especially in smaller or self-managed buildings. Associations commonly charge a preparation fee that often falls in the low hundreds, roughly 100 to 400 dollars, with variation by building and management.
Reissue timing for lenders
Most lenders want a 6D dated within 30 days of closing. Some programs require a fresher date, often 10 to 15 days. If your closing date shifts, expect your lender to ask for another reissue to confirm nothing new has been voted or billed.
How to use the 6D for due diligence
A 6D is more than a checkbox. It is a snapshot you can cross-check with budgets, minutes, and reserve documents. Focus on the following:
Financial health and reserves
- Confirm the monthly or quarterly dues and the next due date.
- Ask whether utilities are included in dues.
- Review reserve funding and any available reserve study. Low reserves can signal future assessments.
Projects and assessments
- Look for voted or planned assessments, even if not yet billed.
- Scan for capital projects such as roof, masonry, exterior work, elevators, or systems upgrades.
Insurance and deductibles
- Clarify what the master policy covers for the building.
- Note the property deductible, since large deductibles can lead to special assessments after a claim.
Rules and governance
- Check any rules that affect your plans, such as rental, pet, or renovation policies.
- Consider management stability and board turnover, which can affect responsiveness and planning.
Documents to request and review
Gather these items from the seller and association early:
- Current 6D certificate and the issue date.
- Reissued 6D close to closing, per lender requirements.
- Master deed and amendments, bylaws, and trust documents.
- Rules and regulations, including any rental or lease policies.
- Latest annual budget and current year-to-date operating statement.
- Reserve study or engineer report and recent reserve funding status.
- Association balance sheet and cash flow or CPA review for the past 1 to 2 years.
- Minutes of board and membership meetings for the last 12 to 24 months.
- List of any special assessments and the related votes.
- Insurance certificate and summary of master policy coverages and deductibles.
- Management agreement and property manager contact.
- Outstanding vendor contracts for capital work.
- Any violation notices or enforcement actions for the unit.
- Litigation disclosures and related filings.
- Parking and storage assignments, and any resale or association questionnaires.
Smart questions to ask
Use these questions with the seller, property manager, or trustees:
Financial questions
- What is the current monthly common charge and when is it next due?
- Does the unit owner have any unpaid balance, and what is the breakdown?
- Has any special assessment been voted in the last 12 months, or is one planned?
- What percent of owners are currently delinquent on dues?
- Do you have a reserve study, when was it last updated, and what is the funding ratio?
Operational questions
- Is the building professionally managed, and how responsive is the manager?
- Are there any active or pending lawsuits involving the association?
- What insurance does the association carry, and what is the property deductible?
- Have there been major projects or assessments in the last 1 to 3 years?
- Are there rules that affect rentals, renovations, pets, or short-term rentals?
Administrative questions
- What is the association’s fiscal year?
- How often does the board meet and where are minutes posted?
- What are the fee and turnaround time for issuing and reissuing a 6D?
- Are there any pending fines or violations for this unit?
Common pitfalls to avoid
- Using an outdated 6D. New assessments, liens, or arrears can appear after the date on the certificate.
- Underestimating delays. Slow 6D issuance can hold up your lender and your closing.
- Ignoring reserves and delinquency. Low reserves or high owner delinquencies can lead to large assessments or reduced services.
- Missing litigation disclosures. Lawsuits can increase risk and insurance exposure.
Protection strategies that work
- Require a current 6D within a set number of days after acceptance, then a reissue within your lender’s window.
- If the association is delayed, add an escrow holdback or extension option so you do not lose the deal over timing.
- Review budgets, reserves, and minutes early, and request more records if anything looks off.
- Confirm the lender’s exact 6D dating requirement and calendar the reissue request.
- Have the seller cure any arrears or prove payment at closing, which is common practice.
- If significant litigation or assessments appear, talk with your attorney about price, escrow, or exit options if contingencies allow.
Cambridge-specific insights
Cambridge has a wide mix of buildings, from small three-unit conversions to full-amenity high-rises and mixed-use properties. Many associations are self-managed, which can stretch response times and formal reserve planning. Others are professionally managed with robust reporting and quicker 6D processing. Expect condo dues to vary widely based on building size and services, from several hundred dollars per month in smaller properties to over a thousand in larger or amenity-rich buildings. You should also check for any city-related code or repair orders that affect common elements, since local enforcement can drive capital projects and special assessments.
Step-by-step plan from offer to closing
- Offer accepted: Ask the seller or association to request the initial 6D right away. Note the issue date.
- Contingency period: Review budgets, reserves, minutes, and insurance alongside the 6D. Ask follow-up questions if anything is unclear.
- Two to four weeks before closing: Confirm your lender’s required 6D dating window and order a reissue on schedule.
- If timing slips: Negotiate an extension or escrow holdback so the deal can proceed once the 6D arrives.
- Pre-closing check: Verify no new votes, assessments, or delinquencies have appeared since the prior 6D.
Plan your Cambridge condo purchase
When used well, the 6D certificate helps you avoid surprises and move to closing with confidence. If you want a local, detail-forward team to guide your due diligence, coordinate timelines, and keep your lender and closing attorney aligned, connect with us. Start a conversation with The Agency Boston to plan your next move.
FAQs
What is a Massachusetts 6D certificate for condos?
- It is an association-issued statement that confirms a unit’s dues status, special assessments, and related disclosures as of a specific date.
How long does a Cambridge HOA take to issue a 6D?
- Many associations produce it in about 5 to 14 business days, though timing varies by staffing and management.
How much does a 6D certificate cost in Massachusetts?
- Associations often charge a preparation fee that commonly ranges from roughly 100 to 400 dollars, with some charging more.
How recent must a 6D be for mortgage lenders?
- Many lenders want it dated within 30 days of closing, and some require a reissue within 10 to 15 days of closing.
Does a 6D identify upcoming special assessments?
- It should note voted or pending assessments and may reference planned projects that could affect future costs.
