Boston Condo Pre‑List Checklist For A Smooth Sale

Selling a Boston condo takes more than great photos. You are navigating association rules, city certificates, and lender requirements that can stall a closing if you wait. This guide shows you exactly what to prepare, when to order it, and how to avoid last‑minute surprises. Use it as your pre‑list playbook so you hit the market with confidence. Let’s dive in.

Why preparation matters in Boston

Pricing and days on market can shift by neighborhood, and buyers compare fees, assessments, and reserves alongside finishes. Local reports show market conditions moving at different speeds across Greater Boston, so preparation protects your leverage when inventory changes. For broader context, review recent Massachusetts market data from The Warren Group’s press releases.

Buyers and lenders scrutinize condo specifics, not just the unit. Your association’s documents, master insurance, and any special assessments can influence financing options and your buyer pool. Getting these items organized early helps you price smart and negotiate from strength.

Gather key condo documents early

Most buyers and lenders will ask for a full resale package. Massachusetts condominium guidance outlines what associations keep on file and make available to owners. Start by requesting these from your trustees or manager in writing and allow for processing time, as fees may apply. See state guidance on condo records at Mass.gov’s condominium overview.

Here is what to collect:

• Master deed and condo trust or bylaws
• Rules and regulations
• Current budget and most recent financials
• Any reserve study, if available
• Recent meeting minutes
• List of pending litigation and any special assessments
• Delinquency report for common fees
• Association master insurance certificate of insurance

Get your 6(d) certificate right

A 6(d) certificate is a notarized statement from the association showing what, if anything, is owed on your unit. Massachusetts closing attorneys and lenders almost always require a clean 6(d) to record the deed. Learn the basics in this explanation of Section 6(d) certificates.

Plan ahead on timing. Many managers estimate about 7 to 14 business days to issue a 6(d), and delays can require an updated certificate if the closing date moves. Check your manager’s process and fee structure, and request it early. For a sense of typical processing, review a sample 6(d) request timeline.

Confirm master insurance coverage

Buyers will ask how the master policy handles common areas and what unit interiors require on an HO‑6. Get the association’s certificate of insurance and note coverage limits and deductibles. For an overview of insurance considerations in Massachusetts transactions, see Mass.gov’s guidance on insurance in a sale.

Safety and compliance you cannot skip

Lead paint for pre‑1978 buildings

If your condo was built before 1978, you must provide the Property Transfer Lead Paint Notification before the buyer is obligated by contract. Gather any lead inspection reports or Letters of Compliance you have. Review the state’s requirements at Mass.gov lead paint guidance.

Smoke and CO certificate from the fire department

Before closing, Boston’s fire department will inspect and issue a Certificate of Compliance for smoke and carbon monoxide alarms. Book the inspection early and make any required updates. The state’s checklist is here: preparing for a smoke and CO alarm inspection.

Consider a pre‑list home inspection

A pre‑list inspection is optional but can help you fix easy items and avoid renegotiations later. If you complete repairs and share receipts, you may see smoother inspection outcomes. Learn how inspections work in Massachusetts at residential home inspections guidance.

Deed‑restricted or income‑restricted units

If your condo carries a deed rider through a city program, you may need approvals from the City of Boston before marketing or signing a buyer. Start early to avoid delays. The City explains the process at the Boston Home Center resale page.

Financing and project approvals

Some loan programs require that the condominium project meet FHA or VA criteria, or satisfy Fannie Mae and Freddie Mac standards. If your building has low reserves, high investor ratios, or pending litigation, it can limit eligible financing. Read more about project approvals at HUD’s condominium guidance.

Title, payoffs, and municipal items

To close on time, coordinate these logistics with your attorney as soon as you are under contract:

• Authorize your lender to issue mortgage payoff statements
• Confirm any HELOC or secondary lien payoffs
• Ensure property taxes and water or sewer bills are current
• Provide the executed deed when ready

In Boston, the buyer’s attorney orders a Municipal Lien Certificate to verify unpaid taxes or municipal charges. Suffolk County recordings are handled at the local registry. Get familiar with local recording and MLC expectations via the Suffolk County Registry of Deeds.

A practical Boston pre‑list timeline

Start 4 to 6 weeks before going live. If your association or city offices run longer, add buffer.

4 to 6 weeks before listing

• Request condo documents: master deed, bylaws, rules, budget, financials, reserve study, minutes, litigation and assessment disclosures, and the master policy COI. See Mass.gov’s condo records overview.
• Consider a pre‑list inspection and complete simple repairs. See home inspections guidance.
• If built before 1978, prepare the required lead paint notification and gather any reports. See lead paint requirements.
• If your unit is deed restricted, contact the City about resale steps. See Boston resale process.

2 to 4 weeks before listing

• Clean, declutter, stage, and schedule professional photos and a floor plan.
• Schedule the smoke and CO inspection and complete required upgrades. See smoke and CO inspection prep.
• Confirm the 6(d) process, fee, and turnaround. Plan for roughly 7 to 14 business days and avoid ordering so early that it expires. See a sample 6(d) request timeline.

When under contract

• Deliver the lead paint notification and any lead documents if applicable. See lead paint requirements.
• Provide the full condo resale package to the buyer and respond promptly to lender questionnaires.
• Coordinate with your attorney to prepare the deed and authorize all mortgage payoffs.
• The buyer’s attorney will order the Municipal Lien Certificate. Learn how Boston recordings work at the Suffolk County Registry.

Final week before closing

• Confirm your 6(d) certificate is valid through the closing date and that condo fees are paid current.
• Deliver required certificates, including smoke and CO compliance and the master policy COI.
• Complete final cleaning and be ready for the buyer’s walkthrough.

Avoid common closing delays

• Missing or expired 6(d) certificate
• Outstanding special assessments or unpaid fees
• Delayed smoke and CO inspection or failed recheck
• Missing payoff authorizations or surprise municipal balances
• Incomplete condo documents for the buyer’s lender

Solve these early by ordering documents up front, booking inspections ahead of time, and staying in close contact with your attorney and property manager.

Ready to sell your Boston condo with a seamless plan and premium presentation? Connect with Vita Group to align your timeline, pricing, and listing strategy with the right preparation from day one.

FAQs

What documents do Boston condo buyers and lenders usually ask for?

• Master deed, condo trust or bylaws, rules, current budget and financials, reserve study if any, recent minutes, litigation and assessment disclosures, delinquency info, and the master insurance certificate.

What is a 6(d) certificate and why do I need it?

• It is a notarized statement from the association showing any unpaid common charges on your unit, and it is typically required by lenders and closing attorneys to record the sale.

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

• Management companies often estimate about 7 to 14 business days, so request it early and be ready to update it if the closing date moves.

Do I need a smoke and CO certificate to sell my condo?

• Yes, your local fire department must inspect and issue a Certificate of Compliance for smoke and carbon monoxide alarms before closing.

What lead paint paperwork is required for pre‑1978 condos?

• You must provide the Property Transfer Lead Paint Notification before the buyer is obligated by contract and share any available inspection reports or Letters of Compliance.

What municipal items can delay closing in Boston?

• Municipal Lien Certificate processing, unresolved taxes or water and sewer balances, and recording issues at the registry can add days if not addressed early.