HOA Documents & Resale Packet Checklist
What it should state. What's commonly not stated. What to ask before you sign.
You've received an HOA resale packet for a home you're buying. This page lists what a complete one states, the lines that are commonly not stated, and the questions worth asking before your name goes on the purchase.
This is a reading checklist, not advice. Spend Defense doesn't tell you whether to sign — we make sure you've actually seen what's on the page, and what isn't.
What a complete HOA resale packet states
Dues — the monthly or annual amount, and what the dues cover.
Special assessments — any that are current, approved, or planned — three different situations, each with an amount.
Reserve study — when the last reserve study was done and the current reserve balance.
Budget and financials — the current budget and recent financial statements.
Rules and restrictions — rental, pet, parking, and renovation rules that may affect your plans.
Pending litigation — any lawsuits involving the association, disclosed.
Transfer and document fees — what is charged at sale, and to whom.
Account status for the unit — whether the seller is current on dues and any open violations.
What's commonly not stated
- "Planned" assessments — projects being discussed but not yet voted on may not appear as a number anywhere.
- Reserve shortfall — a reserve balance is a number; whether it matches what the study recommends is often not stated.
- Dues history — how much dues have risen in recent years is rarely shown.
- Rental caps and waitlists — limits on renting a unit can sit deep in the rules rather than the summary.
- Insurance coverage split — what the association insures versus what you must insure is often unclear.
None of these gaps decide anything by themselves. They're the lines to ask about before you sign, not after.
Questions to ask before you sign
- “Are there any special assessments current, approved, or being planned?”
- “When was the last reserve study, and how does the reserve balance compare to it?”
- “Is there any pending litigation involving the association?”
- “What are the rental and renovation rules?”
- “Who pays the transfer and document fees at closing?”
Want a second set of eyes on the actual document?
Send us the paperwork before you sign. A Quick Check reads your document and shows you what it says, what's not stated, and what to ask — for $4.99 (up to 10 pages). Longer documents: Document Review $19, Premium Review $49.
Check my document →We don't decide for you. We make sure nothing on the page — or missing from it — surprises you later.
FAQ
How much are HOA dues usually?
We don't price other people's associations — dues depend on the community, the amenities, the age of the buildings, and the reserves. What you can check is whether your packet states the dues, what they cover, and any assessments clearly. If it doesn't, that's a question to ask before closing.
What if something on this checklist is missing from my HOA packet?
Ask for it in writing before your review deadline. A missing reserve figure or assessment answer isn't a verdict on the community; it's an unknown in a commitment you'll pay into every month. Getting it stated costs nothing and settles it before you close.
Can Spend Defense read my actual HOA documents?
Yes. HOA packets are often long, so most go through the Document Review ($19, up to 25 pages) or Premium Review ($49, up to 100 pages). You'll get back what the documents say, what's not stated, and what to ask before your review period ends.
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Spend Defense — we read the paperwork before you sign. We don't decide for you.