Selling a Brookline condo? One small document can stall your timeline if you don’t plan for it: the 6D certificate. Closings move fast, and lenders, buyers, and attorneys will not fund without clear proof that association charges are settled. If you know what the 6D is, who issues it, typical fees and timing, and how payoff works, you can keep your sale moving. Here is a clear, seller-first guide tailored to Brookline practice. Let’s dive in.
What a 6D certificate is
A 6D certificate is a short statement from your condominium association that confirms your unit’s financial status as of a specific date. It reports whether you owe regular common charges, special assessments, fines, interest, or legal fees. It is commonly required by buyers’ lenders and closing attorneys right before transfer.
The name comes from Section 6D of the Massachusetts Condominium Act, which underpins an association’s right to claim unpaid common expenses through a lien. The certificate is the practical tool used in sales to show what is owed and to clear those amounts at closing so the buyer takes title cleanly.
Why buyers and lenders require it
A current 6D certificate prevents surprises and protects all parties. It tells the buyer if money is due that must be addressed at closing. It also gives the lender and title company confidence that there is no unpaid association balance that could lead to a lien claim after funding.
In short, the 6D is how you show the unit is financially current as of the date on the certificate. If anything changes after that date, the parties may ask for an updated statement.
Who issues a 6D certificate
Your condominium association is responsible for the information on the 6D. In practice, one of the following prepares and signs it on the association’s behalf:
- A board officer for a self-managed association
- The property management company
- The association’s attorney
Many professionally managed Brookline buildings have a standard process and fee schedule. Self-managed buildings may need board review and extra lead time.
Who orders it and when
The seller or the seller’s attorney usually orders the 6D. Even though the buyer’s lender might request it, standard practice is for the seller to provide a clean payoff for common charges and assessments at closing. Associations often require a signed owner authorization before releasing financial details.
Timing matters. Because balances change with monthly charges and payments, you should order the 6D close to closing but not so late that delays become risky. A common approach is to order it about 7 to 14 days before the scheduled closing and confirm if a final updated payoff is needed a few days before you sign.
What a 6D certificate includes
While formats vary by association, a typical 6D shows:
- Unit owner name and unit identifier
- Current balance for regular common charges as of a certain date
- Any unpaid special assessments and brief descriptions
- Late fees, interest, collection costs, or attorney fees claimed
- Status of any recorded lien and its recording date
- Any fines or noted violations
- A clear “as of” date and who the certificate is prepared for
Some associations add notes about insurance, reserve contributions, or transfer procedures, but those extras are not guaranteed.
Fees, timing, and validity
Fees are set by each association or its management company. Typical ranges you may see in Massachusetts include:
- Standard certificate: about 75 to 250 dollars
- Attorney-prepared or complex certificates: 200 to 500 dollars
- Expedited or same-day service: usually an extra 50 to 200 dollars
Turnaround times also vary. Many associations deliver a standard 6D within 3 to 10 business days. Expedited options are often available in 1 to 2 business days or even same day for an added fee. In busy markets like Brookline and Boston, assume standard timelines unless you confirm otherwise.
There is no fixed statewide “valid for X days” rule. Lenders and title companies set their own requirements. Many want the 6D dated within 30 days of closing, while some ask for 10 to 14 days, and others want a final payoff within about 5 business days. If your closing date slips, you may need an updated certificate.
How unpaid assessments are handled at closing
Under the Massachusetts Condominium Act, associations can assert a lien for unpaid common expenses. This is why parties insist on a current 6D before closing. Here is how it typically works in practice:
- The seller is responsible for charges assessed through the agreed date on the closing statement. That includes regular common charges, special assessments, fines, and related fees.
- The amounts shown due on the 6D are usually paid from the seller’s proceeds at closing. The closing attorney disburses funds to the association so the buyer receives the unit free of unpaid association charges.
- If the outstanding balance is large or disputed, the attorneys may negotiate a holdback escrow or other solution. A buyer taking title subject to an association lien is uncommon and usually depends on lender approval.
Special assessments deserve close attention. If a special assessment has been formally approved and assessed before closing, it will typically appear on the 6D and be paid at closing. Proposed assessments that are not yet approved may not appear, so monitor association notices and board agendas during your sale period.
If you disagree with a charge on the 6D, raise the issue with the manager or board right away and provide documentation. If time is short, your attorney may arrange an escrow for the disputed amount while the issue is resolved.
Brookline seller checklist and timeline
Use this simple plan to keep your 6D on schedule. Adjust based on your closing date and your association’s procedures.
30 or more days before listing or closing
- Review your condo documents and recent invoices to confirm contact details for your manager, board officer, or association attorney.
- Ask about the 6D process, fees, typical turnaround, and whether owner authorization is required.
- If your building is self-managed, plan for extra lead time and board signatures.
14 to 21 days before closing
- Have your attorney or you order the 6D. Provide owner authorization, target closing date, and contacts for the buyer’s lender and attorney if requested.
- Confirm the fee, payment method, and whether expedited service is available if timing is tight.
- Ask what the certificate will include and whether any known special assessments will be reflected.
7 to 14 days before closing
- Receive the 6D and review every line: monthly charges, assessments, fines, and any legal fees.
- If something looks off, contact the manager promptly and share proof of payments or agreements.
- If a special assessment vote is imminent, discuss contract protections or credits with your attorney and agent.
3 to 5 business days before closing
- If the lender or title company requires a more current figure, request an updated 6D or a final payoff letter.
- Confirm that the closing attorney has payoff instructions and will reflect the amounts on the settlement statement.
At closing
- The attorney pays the association from your proceeds, per the 6D or as otherwise agreed.
- Keep copies of the certificate, payoff confirmation, and any recorded lien releases.
Brookline-specific tips
Brookline and neighboring Boston markets have a mix of professionally managed and self-managed associations. Many larger buildings use management companies with standardized forms and posted fees, which makes ordering straightforward. Smaller, self-managed associations often need more coordination with a board officer, so start early.
Demand can spike around month-end and during peak selling seasons. Do not assume same-day service unless your manager confirms it and you approve any rush fee. In larger developments or recent conversions, watch for ongoing capital projects that could lead to special assessments, such as roof, envelope, or mechanical system work.
Finally, communicate early with your listing agent and closing attorney so timing for the 6D aligns with the buyer’s lender and title requirements. A few emails upfront can prevent a last-minute scramble.
Key takeaways for sellers
- A 6D certificate confirms your unit’s charges and clears the way for closing.
- Expect standard turnaround of 3 to 10 business days, with rush options for a fee.
- Typical costs range from 75 to 250 dollars, with higher fees for complex or attorney-prepared certificates and for expedited service.
- Order 7 to 14 days before closing, then update within the final week if your lender or title company requests it.
- Plan to pay any balances from your proceeds so the buyer takes title free of unpaid association charges.
Final thoughts and next steps
Handled early and correctly, the 6D certificate is routine. The key is timing your order, reviewing the numbers, and coordinating with your manager and attorney so payoff is simple and the buyer’s lender has what it needs. If you prepare your documents and set expectations with your association, your Brookline condo closing can stay on track.
If you are preparing to sell, we are happy to guide you on timelines, coordinate with your team, and help you present your home at its best. Connect with Robin Allen to discuss your sale plan.
FAQs
What is a 6D certificate in Massachusetts?
- It is a statement from your condo association confirming whether your unit owes common charges, special assessments, fines, or related fees as of a specific date.
Who orders the 6D for a Brookline condo sale?
- The seller or the seller’s attorney typically orders it, often with an owner authorization, since the seller is expected to deliver a clean payoff at closing.
How long does it take to get a 6D in Brookline?
- Standard turnaround is often 3 to 10 business days, with expedited options in 1 to 2 days or same day for an additional fee depending on the association or manager.
How much does a 6D certificate cost?
- Fees vary by association, but you commonly see 75 to 250 dollars for a standard certificate, higher for attorney-prepared or complex cases, plus extra for rush service.
How close to closing should my 6D be dated?
- Many lenders want a certificate dated within 30 days, some within 10 to 14 days, and others seek a final payoff within about 5 business days of closing.
What happens if I have unpaid assessments at closing?
- The amounts are usually paid from your sale proceeds so the buyer takes title free of unpaid association charges, or attorneys may arrange an escrow if a dispute exists.
