Buying a condo in Boston: what to check before you sign
Most of the risk in a condo purchase is in the association, not the unit. Here is what to read and ask before you commit.
When you buy a condo, you are also joining an association. Before you are locked in, read the condo documents, the budget, the reserves and the meeting minutes, ask about special assessments, and confirm what the monthly fee covers. At closing, the 6(d) certificate confirms the seller is paid up on common charges.
The condo document checklist
| Document | What to look for |
|---|---|
| Master deed | What you own vs. common area, exclusive-use areas (deck, roof, parking), your percentage interest |
| Bylaws or declaration of trust | How the board works, how fees and assessments are set |
| Rules and regulations | Pets, rentals, renovations, move-in rules, grills |
| Budget and financials | Whether fees cover real costs, the size of the reserve fund |
| Meeting minutes (1 to 2 years) | Roof, masonry, leaks, disputes, planned projects |
| Master insurance policy | Coverage and the deductible you may share |
| 6(d) certificate | Confirms common charges are paid through closing |
Questions to ask the association or manager
- Are any special assessments voted, planned or being discussed?
- When were the roof, masonry, and building systems last replaced?
- Is there any pending litigation involving the association?
- How many units are owner-occupied vs. rented? Lenders may ask.
- Is parking deeded, assigned, or rented?
- Does the fee include heat or hot water?
Small associations
Many Boston condos are in two- to six-unit buildings with self-managed associations. They can work well, but records may be thin and reserves small. Ask for whatever exists: bank statements, a budget, and a list of recent repairs. If there is no reserve, assume big repairs will be paid by owners when they happen.
Financing and insurance
Lenders review the association, not just you. Low reserves, high rental ratios, litigation or one owner holding many units can limit loan options. You will need an HO-6 policy. Ask your lender early whether the building has any known issues.
Sources
Questions this page answers
What is a 6(d) certificate?
A statement from the condo association, required under Massachusetts law (M.G.L. c. 183A, § 6(d)), confirming whether the unit owner owes any unpaid common charges. It is recorded at closing and protects the buyer from inheriting the seller's unpaid fees.
What condo documents should I review before buying?
The master deed, declaration of trust or bylaws, rules and regulations, the current budget, recent financial statements and reserve balance, board meeting minutes, the master insurance policy, and any notice of planned special assessments.
What do Boston condo fees usually cover?
It varies by building. Fees typically cover the master insurance policy, common area upkeep, snow removal, landscaping, reserves, and management. In full-service buildings they may also cover heat, hot water, concierge and amenities. Ask what is included, not just the amount.
Do I need my own insurance in a condo?
Yes. Lenders require an HO-6 policy that covers your unit's interior, your belongings, and your share of the master policy deductible. Ask the association what the master deductible is.
Can I rent out my Boston condo?
Check the condo documents. Some associations limit rentals, set minimum lease terms, or ban short-term rentals. Boston also has its own rental registration and short-term rental rules.
What is the Boston residential exemption?
If the condo is your primary residence, Boston lets owner-occupants exclude part of the assessed value from property tax. You have to apply. See our property tax guide for how it works.