Ever see “6D certificate” on your closing checklist and wonder what it is? If you are selling or buying a Boston condo, this short document can shape your timeline and your closing day. You want clarity, speed, and no last-minute surprises. In this guide, you will learn what a 6D certificate is, who issues it, what it includes, typical Boston fees and timing, and how to prevent delays. Let’s dive in.
6D certificate basics
A 6D certificate is a statement from the condominium association that confirms whether a specific unit owes any common expenses, special assessments, fines, or related charges. In Massachusetts, it comes from Section 6(d) of the Massachusetts Condominium Act, which spells out what buyers and lenders can expect at resale.
In Boston, the certificate is issued by the condo association’s trustees or by the property management company acting for the trustees. Small, self-managed buildings may have a trustee sign it. Larger buildings typically have a third-party manager prepare it for the seller’s attorney or title team.
What the 6D includes
A typical 6D certificate will identify the unit and state if anything is owed to the association. It often includes:
- Date of issuance and who signed it
- Condo name, unit number, and owner name
- Current unpaid common expenses or arrears
- Any special assessments not yet collected
- Outstanding fines, late fees, or interest the association intends to collect
- Whether a lien has been recorded or is intended
- A brief note on pending litigation that could affect finances
- The period the certificate is considered current
Sometimes you may also see an attached ledger or additional documents, but those are often part of a separate resale document package.
What a 6D is not
A 6D is a snapshot, not a final payoff. It does not replace:
- Your mortgage payoff letter
- The association’s final demand or payoff statement calculated for the exact closing date
Validity and timing
In practice, many managers treat a 6D as current only for a short window, often 15 to 30 days. Lenders and title companies in Boston commonly require a certificate issued close to the closing date or ask for an updated one if the original is outside their window.
Because charges can accrue between issuance and the actual closing, sellers should expect the association to provide a final demand or payoff figure right before closing. Title companies then collect and pay those amounts from closing proceeds.
Fees and turnaround in Boston
Costs and timing vary by building and management company, but typical Boston ranges include:
- Standard fee: often 100 to 300 dollars
- Rush or complex requests: up to 500 dollars
- Standard turnaround: 3 to 10 business days
- Rush processing: 24 to 72 hours for an added fee
Many Boston buildings use professional management with set workflows, though policies are not uniform. Plan ahead, especially if your building is self-managed or volunteer-run.
How it is used at closing
Lenders, buyers, and title companies rely on the 6D to confirm the unit can transfer free of association arrears and liens. The seller’s attorney or title team usually requests it, checks any balances, and arranges for payoffs. If the 6D is older than the lender’s acceptable window, expect to provide an updated certificate.
Why delays happen
The most common slowdowns related to 6D certificates include:
- The certificate is issued too early and expires before closing
- Unpaid dues, assessments, or fines are discovered late
- The association intends to record a lien and the title company requires payoff or lien release language
- The association requires trustee votes that slow issuance
- Self-managed buildings lack a clear contact or process
- Management backlogs or lack of electronic payment options
- Owner-association disputes over fines or charges
- Title issues due to unrecorded paperwork at the Registry of Deeds
Seller checklist to avoid delays
Follow this simple timeline to stay on track.
Before listing or once under agreement
- Request your current owner ledger from the association or manager
- Clear arrears, fines, or disputed charges, or make a plan to resolve them
- Confirm the manager has your contact info and your attorney or title contact
Right after going under agreement
- Have your attorney or listing agent request the 6D and confirm the fee, delivery method, and turnaround
- Ask for an estimated payoff figure to be updated just before closing
- Ask if the board must vote on anything that could affect the certificate, such as special assessments
10 to 14 days before closing
- Confirm the 6D will be issued within the lender’s required window
- If dues or assessments will accrue before closing, plan to collect them at closing through the title company
Final week before closing
- Request the association’s final demand or payoff letter
- Confirm any lien will be released upon payoff, if applicable
Day of closing
- Ensure the title company has the final or updated 6D as required
Buyer guidance
Buyers should treat the 6D as a key verification tool. Your attorney or title company should:
- Confirm it covers all applicable charges, including assessments and fines
- Check the effective date and whether the lender will accept it through closing
- Search the Registry of Deeds for any recorded association lien or encumbrance
- Ask about pending litigation and known assessments that could be levied soon
A zero balance on the certificate does not block new charges that accrue before closing, which are handled by final payoffs and prorations.
Related documents and terms
You may see different names and related documents in your transaction:
- Resale certificate or document pack with bylaws, budget, reserves, and rules
- Estoppel letter that functions similarly to a 6D depending on the manager
- Payoff or demand letter showing the exact payoff through a specific date
Terminology varies. Confirm exactly what your lender and title company require.
If problems arise
If the association delays the certificate, escalate with a written request to the manager and a trustee, and copy your attorney and listing agent. Ask if the title company will accept a manager-signed affidavit or a PDF while awaiting an original.
If unpaid charges surface, the seller can pay or escrow funds so closing can proceed. If a lien is recorded unexpectedly, the seller’s attorney and title company must coordinate payoff and release before or at closing.
Boston-specific notes
Many Boston buildings rely on professional managers with set fees and service levels. Even so, policies differ by building. Plan for standard processing of 3 to 10 business days and keep your validity window in mind so you do not have to reissue the 6D right before closing.
Ready to keep your Boston condo sale smooth and on schedule? Our team can coordinate the 6D process alongside your listing preparation, staging, and marketing so you focus on your move. If you are buying, we help you navigate documents and timing while you evaluate the home itself.
For clear guidance and white-glove coordination from offer to closing, connect with Covelle & Company.
FAQs
What is a 6D certificate in Massachusetts?
- It is a condo association certification that states whether a specific unit owes common expenses, assessments, fines, or related charges under Section 6(d) of the Massachusetts Condominium Act.
Who issues a 6D certificate for a Boston condo?
- The condo association’s trustees or the property management company acting for the trustees issue it, with small buildings often handled directly by a trustee.
How long is a 6D certificate valid near closing?
- Many managers treat it as current for only 15 to 30 days, and lenders often require one issued close to the closing date or an updated version.
How much does a 6D certificate cost in Boston?
- Typical fees range from 100 to 300 dollars, with rush or complex requests up to 500 dollars depending on the manager.
How do buyers use a 6D certificate in a condo purchase?
- Buyers and lenders use it to confirm no unpaid charges or liens will follow the unit, and title companies rely on it to clear association-related issues before issuing title insurance.
