Your Guide to the Massachusetts 6D Certificate in Beacon Hill

Buying or selling a condo in Beacon Hill? If you are heading to closing, your lender or title company will likely ask for a Massachusetts “6D certificate.” It sounds technical, and it can stall a deal if you wait too long. In this guide, you will learn what the 6D is, what it includes, how to order it, typical fees and timelines, and Beacon Hill factors that can affect delivery. Let’s dive in.

What the 6D certificate is

The 6D certificate is a document authorized by Massachusetts condominium law, Chapter 183A, Section 6D. It confirms key details about a specific condo unit and its association. Lenders, buyers, title insurers, and closing attorneys use it to verify the unit owner’s account status and any association issues that could affect a transfer.

In practice, the 6D gives a snapshot of the unit’s standing and the building’s overall health. You use it to confirm there are no undisclosed assessments, material litigation, or insurance gaps that could jeopardize financing or title insurance.

What lenders and title companies expect

Most lenders and title companies look for the following items in a 6D or in a combined association estoppel letter:

• Unit account status: whether the owner is current and any arrears or liens
• Regular monthly common charges and date last paid
• Special assessments: approved or pending and their amounts
• High-level reserve fund information
• Pending litigation that could affect finances
• Confirmation of master property and general liability insurance
• Association governance and authority to issue the certificate
• Any transfer or leasing restrictions that may affect underwriting

Requirements can vary by lender. Some will also request separate condo questionnaires for Fannie Mae, Freddie Mac, FHA, or VA review.

Who issues it and who orders it

The condominium association issues the 6D through its board of trustees or property manager. Day-to-day, many buildings delegate the process to a managing agent.

You, your attorney, or your lender typically orders the 6D. Sellers sometimes order it proactively to keep the timeline on track. Plan to provide written authorization from the unit owner, since the association is disclosing account information, and expect to pay a processing fee.

Fees and timing you can expect

• Typical fees: Most Massachusetts associations charge about 150 to 500 dollars for a standard 6D or estoppel. Fees can be higher if you request extra documents, and many offer a rush option for an added charge.
• Typical timelines: Routine requests commonly take 7 to 21 business days. Expedited requests are sometimes possible in 48 to 72 hours if the association or manager can accommodate and you pay the rush fee.

Beacon Hill factors that affect timing

Beacon Hill has many small, historic condo buildings. Boards are often volunteer-run and meet monthly or quarterly. Records for older buildings may not be centralized. If a board vote or meeting minutes are needed, turnaround can stretch longer. Local practice is to build a 2 to 4 week window into your timeline for condo documents and to order the 6D soon after the purchase and sale agreement is signed.

Common pitfalls that delay closings

• Ordering too late, with only 1 to 2 weeks left before closing
• Missing owner authorization or payment for the fee
• Waiting on a board vote to confirm special assessments
• Disputes over assessment histories that require reconciliation
• Needing legal input to disclose litigation
• Lender requests for both a 6D and a separate agency questionnaire

Step-by-step: how to request a 6D

Follow this checklist as soon as your purchase and sale agreement is executed:

1. Send a written request that cites M.G.L. c.183A, Section 6D and asks for a 6D or association estoppel letter.
2. Include the unit address, unit owner name, buyer and lender contacts, attorney contact, and proposed closing date.
3. Attach authorization signed by the seller if the association requires it.
4. Provide payment or confirm how the fee will be handled.
5. Ask for the expected completion date and whether expedited processing is available.
6. Confirm exactly what your lender needs: 6D only or also a condo questionnaire, insurance declarations, budget, or bylaws.
7. Request delivery by email to the buyer’s attorney, seller’s attorney, and lender, with a hard copy mailed if required.
8. Follow up politely. If a board vote is needed, ask for the next meeting date and whether a written consent can be used to speed approval.

Coordinate with your lender early

Before you submit your request, ask your loan officer to list every document the underwriter will need. Many lenders want the 6D plus a Fannie or Freddie questionnaire, current insurance declarations, and the current budget. A single, consolidated request saves time and avoids multiple rounds of questions.

Who pays the fee

Payment responsibility varies by deal. Buyers or their lenders often cover the administrative fee, though some sellers choose to pay to reduce friction. Clarify this in your purchase and sale agreement or in a side agreement so there are no surprises.

When a 6D is not enough

A clean 6D does not replace project-level approvals or deeper underwriting. Your lender may still require:

• Agency approvals and project-level reviews for FHA, VA, Fannie Mae, or Freddie Mac
• Additional financials such as recent budgets, reserve studies, or audited statements
• More documentation if a major capital project or special assessment is planned

If you know façade work, roof replacement, or masonry projects are on the horizon, ask the association upfront about timing, funding plans, and any assessments.

Make your Beacon Hill closing smoother

The 6D is straightforward when you start early, submit a complete package, and coordinate with your lender. Order within 48 to 72 hours of signing your purchase and sale agreement, plan for a 1 to 3 week turnaround, and allow up to 4 weeks for small or volunteer-run Beacon Hill associations. That cushion helps you avoid last-minute delays.

If you want help coordinating documents, timelines, and lender expectations, reach out to Victoria Pacella. Our team brings hands-on transaction management and local Beacon Hill expertise so you can move with confidence.

FAQs

What is a Massachusetts 6D certificate and why do I need it?

• It is a condo association certificate required by M.G.L. c.183A, Section 6D that confirms your unit’s account status, assessments, insurance, and other facts lenders and title companies need before closing.

How long does it take to get a 6D for a Beacon Hill condo?

• Routine processing often takes 7 to 21 business days, with 48 to 72 hour rush options when available, and many Beacon Hill buildings benefit from a 2 to 4 week buffer due to small boards.

How much does a 6D certificate cost in Massachusetts?

• Associations commonly charge 150 to 500 dollars for a standard 6D, with higher fees for rush service or extra document packages.

Who typically orders the 6D in a condo sale?

• The buyer or the buyer’s attorney usually orders it, though sellers sometimes request it proactively to keep the timeline on track; expect to provide owner authorization and payment.

What if my Beacon Hill association is volunteer-run and slow to respond?

• Order immediately after the purchase and sale agreement, ask for the next meeting date, request written consent if a vote is required, and consider a rush option if offered to keep closing plans on schedule.