Selling a Waldorf home in an HOA or condo? Your buyer will expect a complete resale packet, and Maryland law sets strict timelines for what must be delivered and when. If you plan ahead, you can avoid last‑minute delays and protect your deal. In this guide, you’ll learn what’s required, how the timelines work, typical costs, and a simple checklist to keep your sale on track. Let’s dive in.
Maryland rules at a glance
If your property is a condominium, the Maryland Condominium Act §11‑135 covers the required “resale certificate” and documents you must provide to the buyer. You can review the statute’s condo requirements on Md. Real Prop. §11‑135. If your property is in a homeowners association, the Maryland Homeowners Association Act §11B‑106 applies. See the HOA disclosure rules under Md. Real Prop. §11B‑106.
Associations have 20 calendar days to furnish the required information after receiving your written request and any required fee. That production clock applies statewide, including Waldorf. Ordering early gives you more time to meet buyer deadlines and avoid rush fees under either statute.
What’s in the resale packet
While contents vary by community and whether it is an HOA or condo, you can expect most of the following:
- Governing documents. Declarations, bylaws, and rules are standard items, particularly for condominiums under §11‑135.
- Assessment details. A written statement of current dues, any unpaid or special assessments, and whether new assessments are pending, which buyers need for closing prorations.
- Budgets and reserves. Current budget and recent financials are common, and condominium packets typically include reserve information per Maryland requirements. See an overview of reserve disclosures in this legal summary.
- Insurance info. Expect master policy coverage details and deductibles, including any unit‑owner responsibility for a condominium’s master deductible under §11‑135.
- Code and health items. Packets often include any known code violations. Maryland also updated asbestos‑related disclosures effective Oct 1, 2024. Learn more about the changes in this Maryland Condo Law update.
- Transfer limits. If there is a right of first refusal or other transfer restraint, it should be disclosed under the condominium statute.
- Litigation or major claims. Condominiums historically disclosed litigation or warranty issues that affect common elements. Check your association’s current practice under the updated law.
- Estoppel or payoff letter. Title companies usually request a dues payoff to clear any association lien at closing. See a practical ordering example from a local manager here.
Timelines and buyer rights
Condominiums have a hard delivery deadline and buyer rescission rights. The seller must provide the condo resale documents no later than 15 days before closing, and the purchaser has a 7‑day right to cancel after receipt. Review these timing and rescission rules under §11‑135.
For HOAs, the purchaser must receive the required disclosures on or before the contract date or within 20 calendar days after contract. If the buyer did not receive the information at least 5 days before signing, they have 5 calendar days to cancel after receiving the full packet. There is also a separate 3‑day cancellation right if fees increase by more than 10 percent or certain material amendments are later disclosed under §11B‑106.
Fees and cost expectations
Maryland caps what associations can charge for the core resale information at an amount tied to actual cost and a statutory maximum. The statute also allows reasonable inspection fees for condos and optional rush fees, and it directs the state to adjust the maximum every two years for inflation. See the fee structure summarized in the statute text here.
In practice, management companies often charge near the cap, and total packages commonly land in the 200 to 350 dollar range depending on rush options. Many buyers and title companies consider packets “fresh” for only 30 to 90 days, so you may need an update if closing slips. Here is a practical overview of typical timing and updates from a major manager in Maryland markets: FirstService Residential guidance.
Waldorf seller checklist
- Confirm your community type. Identify whether your property is a condo or HOA to know which statute applies and which documents you will need.
- Ask about ordering steps. Contact your HOA board, manager, or portal for instructions, fees, and turnaround. Save the contact details for your buyer’s agent and title team.
- Order early. Place the request when you list or as soon as you go under contract. Give the association the written request and fee so the 20‑day clock can start.
- Review for issues. Check rules and any outstanding violations or fines. Resolve what you can and get confirmation of compliance in writing when possible.
- Prepare for insurance questions. Know what the master policy covers and any condominium deductible exposure you must disclose.
- Budget for fees. Expect a core fee plus potential rush or update charges. Your sales contract can allocate who pays, but sellers often cover these.
- Deliver and document. Meet the condo 15‑day pre‑closing rule or the HOA delivery timeline. Keep proof of what you sent and when.
- Notify after transfer. Many HOAs require notification of the resale within 30 days with buyer and mortgage details under §11B‑106. Your title company can help provide the needed info.
2024 asbestos update
Maryland updated several disclosure items effective October 1, 2024, including asbestos‑related duties for sellers and certain association‑level reporting. If you have actual knowledge of asbestos in your unit or building components that affect your property, disclose as required by current law and your association’s guidance. You can review a plain‑English summary of the changes in this Maryland Condo Law article. When in doubt, request written clarification from your manager or association counsel.
If you want a smooth sale in Waldorf, plan ahead, order early, and keep your paperwork organized. For local guidance, pricing strategy, and contract-to-close support, connect with Amber Verdadero. You will get clear next steps and hands‑on help coordinating your packet, buyer delivery, and closing timeline.
FAQs
What are HOA resale documents in Maryland?
- They are a set of disclosures and governing documents your HOA must provide to a buyer that outline assessments, rules, financials, insurance, and other material details required by Maryland law.
What is the condo buyer’s right to cancel?
- For condominiums, buyers generally have 7 days to cancel after receiving the required resale information, and sellers must deliver the packet at least 15 days before closing.
When must HOA buyers receive disclosures?
- HOA purchasers must get the disclosures on or before signing the contract or within 20 days after; if not received at least 5 days before signing, they get 5 days to cancel after delivery.
How much do resale packets cost in Maryland?
- Fees are capped by statute and adjusted periodically, and many managers charge near the maximum; expect roughly 200 to 350 dollars for standard packets, plus optional rush or inspection fees.
How long is a resale packet valid?
- Many title companies and buyers want packets updated if older than about 30 to 90 days, so request an update if your closing is delayed.
What changed with asbestos disclosures in 2024?
- Effective Oct 1, 2024, Maryland clarified and expanded certain asbestos‑related disclosure duties for sellers and associations, so disclose what you know and follow your association’s current guidance.
