Selling your Brookline condo and hearing a lot about a “6D”? You are not alone. The 6D certificate can make or break your closing timeline, and most lenders and attorneys will not proceed without a clean, recent one. In this quick guide, you will learn what a 6D is, who issues it, how long it takes, what it costs, and exactly how to avoid last‑minute delays in Brookline. Let’s dive in.
What a 6D certificate is
A 6D certificate is an association estoppel or common-expense statement commonly used in Massachusetts condo sales. The name comes from the state condominium statute (Chapter 183A, section 6(d)). It confirms whether you are current on condo fees, notes any special assessments or liens, and provides details your buyer’s lender and title company need.
A typical 6D includes:
- Current condo fee amount and the date through which payments are credited.
- Any arrears, late fees, fines, or special assessments, with a payoff figure.
- Status of pending or approved special assessments.
- Whether a lien has been placed or is planned for unpaid charges.
- Any lease, occupancy, or use restrictions that could impact transfer.
- Any pending or threatened association litigation that may affect assessments.
- Summary details about the master insurance policy.
- A statement on owner compliance with association rules where relevant to transfer.
- Contact information for the authorized signer and the preparation date.
Buyer attorneys and lenders often ask for a broader “condo pack” as well. That may include the master deed and bylaws, budget, meeting minutes, insurance declarations, and reserve studies. Exact requirements vary by lender and transaction.
Who issues, requests, and pays
- Issuer: The condo association or its authorized agent prepares and signs the 6D. In larger Brookline buildings, a property management company often handles it. In smaller or self-managed associations, the treasurer or a board officer may prepare it.
- Requester: The buyer’s attorney or lender usually requests the 6D. Your attorney or listing agent may also order it proactively.
- Payer: In Massachusetts, the estoppel fee is commonly paid by the seller as a closing cost, but your purchase and sale agreement can assign it differently. Confirm what your contract says.
Typical 6D fees in Massachusetts range from about $100 to $400. Expedited service usually costs more. Fees and timing vary by association and management company.
Turnaround and timing expectations
There is no statewide deadline that forces every association to produce a 6D on a fixed timeline. In practice, the clock depends on your association’s process and workload.
Typical timing:
- Standard turnaround: 5 to 14 business days after the association receives a complete request and fee.
- Expedited service: Often 24 to 72 hours, depending on the manager or board.
- Small or volunteer boards: Can take longer, sometimes weeks, especially if records are not centralized or board approval is needed.
Recency matters. Many lenders and title companies require a 6D dated within 10 to 30 days of closing. If your first 6D falls outside the lender’s window, you may need a reissued certificate just before closing. Plan for that timing.
Brookline specifics to watch:
- Brookline condos are recorded in Norfolk County. It helps to confirm that your master deed and any amendments match what is recorded with the county.
- Make sure your Brookline property taxes and municipal charges are current. Town-level holds can slow or stop a closing.
Avoid closing delays
Common causes of delay
- Slow association response, especially in small or self-managed buildings.
- Unrecorded or mismatched master deed amendments that require clarification.
- Disputes or errors in the ledger about what is owed.
- Surprise special assessments or association litigation that lenders flag.
- Confusion over who pays the estoppel fee or how it should be paid.
- The 6D is too old for the lender’s required dating window.
- Transfer-related provisions in the bylaws, such as board approvals or rights of first refusal, that were not processed early.
- Missing supporting documents like the master insurance declarations or budget.
How you can prevent issues
- Order early: As soon as you go under contract, request the 6D and any commonly requested condo documents. If your association is slow, start even earlier.
- Confirm the process: Ask for the association’s estoppel form, fee, payment method, and the correct contact person.
- Pay promptly: Prepay required fees and keep proof of payment.
- Clear arrears: If you owe any common charges or assessments, bring them current and keep receipts. If you paid recently, share proof in case the payment has not posted.
- Reconcile errors: If the association ledger seems wrong, provide documentation like bank confirmations or cancelled checks and request a correction.
- Gather the condo pack: While the 6D is in progress, request the budget, master insurance declarations, recent meeting minutes, and any reserve study.
- Start transfer approvals early: If your bylaws require board approval or give a right of first refusal, begin that process and provide buyer details as needed.
- Ask about lender requirements: Confirm the lender’s dating window and any specific 6D language they need.
- Plan a reissue: If the closing date shifts, schedule a final 6D within the lender’s window.
- Communicate: Keep your listing agent and attorney looped in to follow up with the association and deliver updates to the buyer’s side.
Brookline seller timeline
Use this sample timeline to stay on track. Adapt it to your association’s speed and your lender’s dating window.
60 to 45 days before closing
- Ask the association or manager for the 6D process, form, and fee schedule.
- Order the condo documents most lenders request: master deed, bylaws, budget, insurance declarations, and any reserve study.
- Confirm Brookline property taxes are current and check for any municipal liens or betterments.
45 to 30 days before closing
- Submit the 6D request, pay the fee, and provide the buyer, lender, and attorney contacts that should appear on the certificate.
- If you have delinquencies, bring them current or set arrangements and collect receipts.
30 to 14 days before closing
- Review the 6D carefully when it arrives. Verify amounts, dates, and any mention of assessments or litigation.
- If something is wrong, request corrections and a revised 6D.
- Confirm whether the lender or title company needs a 6D dated within a set number of days before closing. If so, plan a reissue.
14 to 3 days before closing
- Request the final or reissued 6D if needed. Consider expedited handling to meet the lender’s window.
- Arrange any association payoff funds if arrears must be cleared at or before closing.
Closing day
- Confirm the title company has the most recent 6D and any required payoff instructions.
- Verify there are no outstanding association or municipal holds.
Norfolk County notes
- Recording and conformity: Brookline condos record in Norfolk County. Make sure your association’s copy of the master deed and amendments matches what is on record. Discrepancies can require recording corrections that delay closing.
- Municipal status: Check with Brookline tax offices for property tax and municipal charges. Outstanding balances can show up late and interfere with the closing.
- Management style: Larger Brookline associations often use professional managers who can produce 6Ds faster. Self-managed buildings may need more lead time. Adjust your timeline accordingly.
- Transfer provisions: If your bylaws include board approvals, rights of first refusal, or lease restrictions, notify the board early and follow the required notice process.
What this means for your sale
A clean, recent 6D tells your buyer and their lender that the unit’s common expenses are in order and that there are no surprises lurking in association finances or rules. If you plan ahead, you can avoid the most common reasons for last-minute delays. The key is to start early, communicate clearly, and keep your documents current.
How we help Brookline sellers
Selling a condo involves more than great marketing. You also need clean paperwork and smooth coordination with your association, attorney, lender, and the buyer’s side. The Batya & Alex Team brings hands-on guidance, a proactive timeline, and trusted partners to help keep your sale moving.
Here is how we support you:
- Strategic preparation: We help you request the right condo documents early so the buyer’s lender has what they need.
- Timeline management: We set reminders for ordering, reviewing, and reissuing the 6D within the lender’s window.
- Issue spotting: We flag potential pitfalls like transfer approvals, surprise assessments, or missing insurance details and suggest next steps.
- Partner coordination: We coordinate with your lender and our curated mortgage and insurance partners to keep documents aligned with closing timelines.
Ready to sell with confidence? Connect with the Batya & Alex Team for a smooth, well-orchestrated condo sale in Brookline and Greater Boston.
FAQs
Is a 6D required for Massachusetts condo sales?
- While the state does not mandate a named “6D” for every sale, lenders, buyer attorneys, and title companies typically require an association estoppel, so you should plan on it.
How recent must the 6D be for closing?
- Many lenders and title companies require it to be dated within 10 to 30 days of closing; confirm the exact window for your transaction.
Who usually pays the 6D fee in Massachusetts?
- Local custom often puts the estoppel fee on the seller, but it is negotiable; check your purchase and sale agreement.
What if the 6D shows unexpected arrears?
- Work with the association and your attorney to reconcile or pay the balance and, if needed, obtain a corrected certificate before closing.
Can a condo association refuse to issue a 6D?
- Associations generally issue estoppels upon request; delays usually stem from process or workload. Proactive communication and complete requests help prevent issues.
