HOA Resale Certificates in Washington: What Buyers Should Watch For (2025 Guide)
If you're buying a condo, townhome, or any property inside a homeowners association (HOA) in Washington, you’ll receive a resale certificate — one of the most important documents you’ll review before closing.
This packet reveals everything about:
Monthly dues
Rules & restrictions
Financial health
Future projects
Special assessments
Budget & reserves
Insurance coverage
Litigation
And the true cost of owning the home
For many Washington buyers, reviewing the resale certificate is where they realize the HOA either supports a stable long-term investment… or introduces risks they weren’t expecting.
This guide breaks everything down clearly so you know exactly what to look for.
1. What Is a Resale Certificate in Washington?
A resale certificate is a legally required set of documents that an HOA must provide to buyers.
It includes:
HOA bylaws
CC&Rs (Covenants, Conditions & Restrictions)
Reserve study
Operating budget
Financial statements
Master insurance policy
Meeting minutes
Delinquency reports
Pending legal matters
Rules, regulations, and community policies
Most buyers don’t realize it’s not just “paperwork” — it’s your roadmap for understanding what life in the HOA will cost and require.
2. Review the Monthly HOA Dues Carefully
Your monthly dues can include:
Exterior maintenance
Landscaping
Roof replacement
Road maintenance
Water/sewer/trash
Fire insurance
Cable or internet (sometimes)
Common areas
Security
Management fees
Reserves
But not all HOAs include the same expenses, and dues may be higher or lower depending on what’s covered.
This ties directly into your full monthly payment — something you may already have explored here:
WA Buyers: Why Your Monthly Payment Isn’t What You Expected (2025 Guide)
3. Check for Upcoming Special Assessments
A special assessment is an additional fee charged to homeowners for major repairs or unexpected expenses.
These may appear when:
Reserves are low
Major repairs weren’t planned
Construction defects are discovered
Insurance deductibles increase
Large projects exceed budget
Examples include:
Roof replacement
Siding replacement
Road resurfacing
Sewer or water line repair
Emergency maintenance
Special assessments can cost homeowners anywhere from $500 to $20,000+ depending on the project.
4. Look at the HOA’s Financial Health (Reserve Study)
The reserve study reveals:
How much money the HOA has saved
How well reserves match upcoming projects
When major repairs are planned
Whether the HOA is underfunded
Whether dues are likely to rise
Washington requires HOAs to conduct reserve studies and update them regularly — but not all communities follow best practices.
Underfunded reserves almost always lead to higher dues or special assessments.
5. Review HOA Rules, Restrictions & CC&Rs
This is where buyers sometimes get surprised.
Common restrictions include:
Parking rules
Pet limitations
Rental restrictions
Fence or exterior modifications
Short-term rental rules
Vehicle/boat/RV restrictions
Quiet hours
Landscaping rules
Paint colors or exterior changes
If you have pets, multiple vehicles, or want flexibility, these rules matter.
6. Look for Lawsuits or Pending Litigation
Litigation is a major red flag because it often leads to:
Higher dues
Special assessments
Delayed maintenance
Insurance issues
Difficulty financing with certain loan types
Lenders often require additional documentation if the HOA is in litigation, especially for condos.
7. Pay Attention to Delinquency Rates
If too many homeowners in the community are behind on dues:
Lenders may not approve financing
Dues may increase
Maintenance may fall behind
Reserves may shrink
A “healthy” HOA usually has less than 10% delinquency.
8. Review Meeting Minutes for Consistency & Tone
Meeting minutes reveal the real story behind the HOA:
Are homeowners complaining about maintenance?
Are major projects delayed?
Are there neighbor conflicts?
Is the board overwhelmed or understaffed?
Are budgets being stretched thin?
These notes often show early warning signs of financial stress or poor management.
9. Verify What Insurance Covers (and What It Doesn’t)
The master insurance policy usually covers:
Exterior structure
Roof
Exterior walls
Common areas
But you may need:
Walls-in coverage
Personal property coverage
Liability
Deductible coverage
Loss assessment coverage
Many buyers underestimate the cost of insuring a condo or townhome.
10. Understand How HOA Fees Affect Long-Term Affordability
Your mortgage payment is just one part of your monthly housing cost.
HOA fees influence:
Your lending approval
Monthly affordability
Cash flow
Ability to qualify for future loans
Resale value
If you want to understand how HOA fees change your payment, this guide explains it in detail:
What WA Buyers Need to Know About HOAs (2025 Guide)
11. Watch for Signs of Deferred Maintenance
Older or underfunded HOAs often delay:
Roof replacement
Siding repair
Asphalt or road maintenance
Landscaping
Exterior painting
Pest control
Gutter repairs
Deferred maintenance today becomes expensive repairs tomorrow — which often fall on homeowners through special assessments.
Final Thoughts
HOA resale certificates aren’t just a formality — they’re one of the most important parts of your Washington home purchase. When you know what to look for, you can avoid stressful surprises, protect your budget, and choose a community that truly fits your lifestyle.
If you're planning a move in Washington, I’d love to help you create a plan that actually makes sense for your timeline and budget.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence