You found a condo you like, the price works, and you are ready to move forward. Before you sign, it helps to understand that buying a condo in Massachusetts is not quite the same as buying a single-family house. A condo comes with a layer of documents and shared obligations that a standalone home does not, and those documents can tell you a great deal about what you are actually buying. This guide walks through the condo-specific items worth reviewing carefully before you commit.
If you are also weighing the broader purchase process, our related posts on what to know before buying or selling real estate in Massachusetts, the legal steps first-time homebuyers cannot skip, and why your purchase and sale agreement needs the right contingencies in 2026 cover the general homebuying picture. This article stays focused on what is unique to condominiums.
The Master Deed: The Document That Creates the Condo
The master deed is the foundational document for any Massachusetts condominium. It legally creates the condo and defines what you own and what everyone shares. When you review it, you are looking for how the property is divided between your unit and the common areas, what your undivided percentage interest in the common areas is (this percentage often drives your share of expenses and your voting weight), and any restrictions on how units can be used or altered.
The master deed also describes the boundaries of your unit, which matters more than buyers expect. Whether a deck, a parking space, or a basement storage area belongs to your unit, is assigned to you as a limited common area, or is simply shared can all be spelled out here.
The 6(d) Certificate: Proof the Seller Is Paid Up
The 6(d) certificate takes its name from Section 6(d) of the Massachusetts Condominium Act. It is a document from the condo association confirming whether the seller owes any unpaid common area fees or assessments on the unit. This matters to you as the buyer because unpaid condo charges can become a lien that follows the unit, not just the seller.
A clean 6(d) certificate confirms the account is current at closing. Lenders typically require it, and it is a standard part of a Massachusetts condo closing. If the certificate shows amounts owed, that is something to resolve before the sale, not after.
The Condo Documents and Bylaws: The Rules You Are Agreeing To
Beyond the master deed, most condos have a declaration of trust or bylaws and a set of rules and regulations. Together these govern day-to-day life in the community. Reading them before you buy is the best way to avoid an unwelcome surprise afterward. Pay attention to:
- How the association is governed and who makes decisions
- Pet policies, noise rules, and restrictions on renovations or exterior changes
- Whether short-term or any rentals are allowed, which matters if you ever plan to lease the unit
- Parking and storage assignments
- Insurance obligations, and what the association’s master policy covers versus what you need to insure yourself
Fees, Special Assessments, and Reserve Funds
Condo living comes with recurring costs and, sometimes, unexpected ones. Three financial items deserve a close look:
- Monthly condo fees. Confirm the current amount and ask how often fees have increased in recent years.
- Special assessments. These are one-time charges the association can levy for major expenses, like a new roof or repaved parking lot. Ask whether any are pending or anticipated.
- Reserve funds. A healthy reserve fund means the association has money set aside for big-ticket repairs. A thin reserve can be a warning sign that special assessments may be coming.
The association’s recent meeting minutes and budget can reveal a lot here, including planned projects and any disputes among owners. These are fair to request during the purchase process.
Rental Restrictions and Owner-Occupancy Rules
If there is any chance you will want to rent out your condo someday, whether as a long-term lease or an occasional short-term rental, read the rental provisions before you buy. Many Massachusetts condo associations limit or prohibit rentals, cap the percentage of units that can be leased at one time, or require a minimum ownership period before you can rent at all. Some restrict short-term rentals entirely.
These rules also matter even if you plan to live in the unit yourself. Lenders often look at a building’s owner-occupancy ratio, and a building with a high percentage of renters can make financing harder to obtain or affect resale down the road. It is the kind of detail that does not show up on a listing but can shape the value of your investment.
Reviewing the Purchase and Sale Agreement for a Condo
The purchase and sale agreement is where the general terms of your deal live, but for a condo it should also account for the association layer. That can mean building in time and rights to review the condo documents, confirming that a current 6(d) certificate will be delivered at closing, and making sure responsibility for any outstanding fees or pending special assessments is clearly assigned between buyer and seller.
Because these terms are negotiated before you are fully committed, this is the stage where careful review pays off most. Getting the condo-specific pieces into the agreement protects you if something turns up later in the documents or the association’s finances.
Why a Real Estate Attorney Matters for a Condo Purchase
Condo documents are dense, and it is easy to miss a restriction or a financial red flag buried in the fine print. Our real estate team at Zaheer Law Group reviews the master deed, the 6(d) certificate, the bylaws, and the association’s financials so you understand exactly what you are buying before you are legally committed. We handle condo closings for buyers across Lynnfield and Greater Boston, and we explain what we find in plain English rather than legal jargon.
Get Your Condo Purchase Reviewed
A condo can be a great place to live and a smart purchase, as long as you go in with clear eyes. If you want someone to review the documents before you sign, we are glad to help. Schedule your free 15-minute consultation with Zaheer Law Group today, or call (978) 301-6100. No pressure, just answers.
This article is for informational purposes only and does not constitute legal advice. Contact an attorney for guidance specific to your situation.