A 6d certificate in Massachusetts is a written statement from your condominium association showing exactly what the unit owner owes in common fees, assessments, fines, and related charges, and it is required under G.L. c. 183A, ยง 6(d) for any condo sale or refinance.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6 Without it, the closing attorney cannot transfer the deed or disburse funds.
What the Certificate Shows
The 6d lists any unpaid common expenses charged against the unit, along with how much of that balance, if any, the association claims has priority over a first mortgage.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6 Covered charges include monthly condo fees, late charges, fines, penalties, interest, special assessments, and attorney fees from collection efforts.2Mass.gov. Massachusetts General Laws c183A Section 6
A certificate showing a zero balance effectively releases the unit from any lien the association could otherwise claim. Once it is recorded at the Registry of Deeds, the document is legally binding on the association and every unit owner, so the association cannot later assert a lien for amounts it failed to include.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6
That protection matters because Massachusetts gives condo associations a priority lien, sometimes called a super lien, for up to six months of unpaid regular assessments. That lien jumps ahead of a first mortgage, and the association can also recover reasonable attorney fees in enforcing it.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6 A clean 6d is how buyers and lenders confirm no such lien is lurking.
How to Request One
The unit owner or their attorney sends a written request to the condo association’s board of trustees or to the management company. Include the unit number, the current owners’ full legal names as they appear on the deed, the buyers’ names, and the anticipated closing date so the association can calculate charges through that date.
By statute, the association has ten business days from receipt of a written request to furnish the certificate.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6 Sending the request by email or through the management portal creates a written record of when that clock started. Submit it well before closing to leave room for corrections or follow-up.
What It Costs
The statute lets the association charge a “reasonable fee” for preparing the certificate but sets no dollar cap.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6 In practice, preparation fees usually run $100 to $300, and rush or complex requests can go higher.
A separate recording fee applies at the Registry of Deeds. The 6d is not individually listed on the fee schedule, so it falls into the “all other documents” category at $105, surcharges included.3Secretary of the Commonwealth of Massachusetts. Registry of Deeds Fee Schedule
Signatures and Notarization
Whoever has authority to act for the association signs the certificate, and the condo’s governing documents usually specify how many trustees that takes. The signatures must be notarized so the document can be recorded at the Registry of Deeds.2Mass.gov. Massachusetts General Laws c183A Section 6 If the board has authorized a management company to sign on its behalf, that authorization must itself be recorded.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6
If There’s a Balance Owed
The association is not obligated to issue a zero-balance certificate until the owner has actually paid what is due. If the account has gone to collections, the certificate will include those legal fees and costs as well. A certificate listing a balance is still a valid 6d; it just reflects what is owed instead of clearing the unit.
When unpaid charges turn up during closing, the most common fix is for the title company to collect the amount out of the seller’s proceeds and send it to the association. The seller can also pay directly or escrow enough to cover the balance so closing can proceed. If the charges are disputed, the seller’s attorney and the title company usually coordinate a payoff and release before or at closing.
How Long It Stays Good
The statute does not set an expiration date, but the certificate only reflects what is owed on the day it is signed and notarized. It does not guarantee the balance for any future date. Monthly assessments, fines, and special assessments can accrue between signing and closing.
If the closing is pushed out more than a few weeks, request an updated certificate. Title companies often require one issued close to the closing date and will reject one they consider stale. Expect the association to provide a final payoff figure right before closing so any gap can be collected from the proceeds.
At Closing and After
The signed, notarized certificate goes to the closing attorney before or at the closing. The attorney confirms it is in recordable form; without the original notarized document, funds cannot be disbursed and the deed cannot transfer.
After closing, the attorney records the 6d at the local Registry of Deeds along with the new deed and mortgage.2Mass.gov. Massachusetts General Laws c183A Section 6 Recording discharges the unit from any lien for the amounts covered by the certificate, giving the new owner and the lender a clean starting point.1General Court of Massachusetts. Massachusetts General Laws Chapter 183A Section 6