Massachusetts has a full condominium law, chapter 183A of the General Laws, and no general law for homeowners' associations. Condos follow chapter 183A and their own master deed, trust and bylaws. HOAs run on their recorded covenants and the law on land restrictions in chapter 184, though a few rules, like the right to install an EV charger, reach HOAs and co-ops too. So start by working out which one you're in.
On this page: Does this apply to you? · Behind on condo fees · Buying or selling: the 6(d) certificate · Records: the seven-year rule · Trustees and boards · Budgets, reserves and insurance · EV chargers: deemed approved · Solar, ADUs and old restrictions · Condo or HOA at a glance · Who to ask · What changes next
Find your community's founding document at the registry of deeds. If it is a master deed that submits the property to chapter 183A, you live in a condominium. If it is a declaration of covenants or restrictions, you're in an HOA. That one fact decides almost everything on this page.
Section numbers on this page are from chapter 183A, the condo law, unless another chapter is named.
| Your home | Main law | Worth knowing |
|---|---|---|
| Condo unit, of any age | c. 183A, once a master deed is recorded (§2) | No condo is exempt, but some duties depend on size: fidelity insurance above ten units (§10(h)) and a CPA review at 50 units or more (§10(d)). |
| House or lot in an HOA | No general HOA statute was found. Your recorded covenants, trust or corporate documents, and the law on restrictions (c. 184, §§23, 26 to 30) | Chapter 183A does not apply, except its EV charger rule (§10A). The solar rule (c. 184, §23C) and the federal antenna rule (47 C.F.R. 1.4000) also reach HOAs. |
| Townhome | c. 183A if it is a condo unit; the covenants if it is an HOA lot | Only the recorded documents tell you; don't guess from the building style. |
| Housing co-op | c. 157B, Cooperative Housing Corporations | Owners hold shares and a proprietary lease, not a deed, so chapter 183A does not apply (our reading), except the EV rule, which names co-ops (§10A(a)). Co-ops are rare; read your own documents. |
No state agency oversees condos. EOHLC's condominium page (linked below) says: "The Commonwealth of Massachusetts does not have any jurisdiction or regulatory oversight over Condominiums." No HOA regulator was found either.
This section is condo only.
Even against that first mortgage, the lien comes first for the assessments of "the six months immediately preceding institution of an action" to enforce it, plus that action's costs and reasonable attorneys' fees (§6(c)). Special assessments, late charges, fines, penalties and interest are left out of the six months (§6(c)).
In Drummer Boy Homes Ass'n v. Britton (Supreme Judicial Court, 2016), the court held that an association "may file successive legal actions", each lien with "a six-month period of priority over the first mortgage".
Enforcement stops if your first mortgagee agrees in writing, without a lawsuit, that a priority lien exists; pays within 60 days the six months of regular fees before the delinquency notice, plus the association's costs and reasonable attorney's fees; and then pays future fees and special assessments (other than for improvements) within 30 days of each due date until its mortgage is foreclosed or no longer on the unit (§6(c)).
Payment plans. We found no right to a payment plan in chapter 183A, and no 30-day cure step before the lien. A plan is the board's choice. Ask in writing, early.
Letters for this: the ledger, the priority amount, copies of the notices, which rule allows a charge, a sworn answer to a rent notice, a payment plan, a 6(d) statement and a payoff figure.
We found no Massachusetts law requiring a resale package for condos or HOAs. What a condo has is the 6(d) statement, usually called the "6(d) certificate". It is condo only; HOAs have no equivalent.
Letters for this: requesting the 6(d) statement, chasing a late one, questioning one, an owner's records request, the seller's questions on special assessments, the buyer's document list, a closing charge query, and a new owner's introduction.
This is condo only. The association must keep the master deed and bylaws as recorded and amended, the minute book "to the extent such minutes are kept", and its financial records, including bank statements, reserve fund records, audits, contracts and "all current insurance policies" (§10(c)).
Letters for this: inspecting and copying records, minutes by email, the annual financial report, and minutes and records about an EV application.
This section is condo only. An HOA board follows its own documents.
Letters for this: who oversees common-area maintenance, ending a manager's contract for cause, and getting the records and funds back from a manager.
This section is condo only. We found no statute on HOA budgets or reserves.
Letters for this: the annual financial report, a vote on a CPA review, an owner's own review or audit, and the seller's questions about the reserve vote and special assessments.
This rule sits in the condo law but binds "a condominium association, homeowners' association, community association, cooperative, trust", among others (§10A(a)). So it covers condos, HOAs and co-ops, since 18 February 2025 (St. 2024, c. 239, s. 86).
Letters for this: the application cover letter, the date of receipt, answering a request for more information, deemed approval, reasons after a denial, an application fee, and minutes about your application.
Letters for this: a solar request to an HOA.
"No statute" means we found none; the HOA's documents decide.
| Rule | Condo (c. 183A) | HOA |
|---|---|---|
| Lien for unpaid fees | Yes, by statute (§6(c)) | Only if the documents create one (our reading) |
| Six months ahead of the first mortgage | Yes, and again in later actions (§6(c); Drummer Boy, 2016) | No statute |
| Statement for a sale | 6(d): 10 business days, reasonable fee, binding (§6(d)) | No statute |
| Reserve fund | Required, unless modified by the yearly 67% vote (§10(i), (m)) | No statute |
| Remote meetings and e-voting | Yes, since 6 August 2024 (§24) | Your documents, and c. 180 if a nonprofit corporation (our reading) |
| EV charger deemed approved at 60 days | Yes (§10A) | Yes (§10A names HOAs and co-ops) |
| Solar | Common-area solar needs the §18 votes | Covenants forbidding or unreasonably restricting it are void (c. 184, §23C) |
Formal sessions of the 194th General Court after 31 July 2026 are limited to conference reports, appropriations and vetoes, so none of these bills is likely to pass, and bills not enacted by early January 2027 do not carry over, though similar ones may be refiled (our reading).
The letters from The Massachusetts Condo & HOA Handbook. Fill in the square brackets, keep a copy, and send them in a way that gives you proof of delivery.
[Date]
Trustees, [condominium name], c/o [managing agent and address]
Re: Unit [number], [address], account [number]
As a unit owner, I ask to inspect and copy the association's financial records for my unit from [date] to today, under M.G.L. c.183A, s.10(c). Please provide a ledger showing every charge and payment, the date each was posted, and the type of each charge (regular fee, special assessment, late charge, interest, fine, costs or attorney's fees), and how each of my payments was applied.
I will pay the cost of copies. Please tell me when and where the records are available, or send them by email.
[Name, address, telephone, email]
[Date]
Trustees, [condominium name], c/o [managing agent and address]
Re: Unit [number], [address]
I request a statement under M.G.L. c.183A, s.6(d) of the unpaid common expenses and any other sums assessed against my unit, including the amount the association claims is entitled to priority over any mortgage under section 6(c).
I understand the statement is due within ten business days after you receive this written request, upon payment of a reasonable fee. Please tell me the fee and how to pay it.
[Name, address, telephone, email]
[Date]
Trustees, [condominium name], c/o [managing agent and address]
Re: Unit [number], [address], account [number]
I am behind on my common expenses, and I ask the trustees to consider a payment plan. I propose to pay each regular fee of $[amount] when due, plus $[amount] a month toward the arrears of $[amount], for [number] months, starting [date].
Please also send me any collection policy the association has adopted, and tell me which bylaw provision sets the manner of collecting common expenses (M.G.L. c.183A, s.11). I understand the trustees decide this request. Please confirm any agreed terms in writing.
[Name, address, telephone, email]
[Date]
Trustees, [condominium name], c/o [managing agent or attorney and address]
Re: Unit [number], [address]
Please tell me in writing the amount the association claims has priority over my first mortgage under M.G.L. c.183A, s.6(c), and which months of regular common expense assessments it covers.
Section 6(c) says that priority does not include special assessments, late charges, fines, penalties or interest. Please confirm that none of those is included, and itemize any costs and attorney's fees claimed as part of it, with the action they relate to.
[Name, address, telephone, email]
[Date]
Trustees, [condominium name], c/o [managing agent or attorney and address]
Re: Unit [number], [address]
Under M.G.L. c.183A, s.6(c), please tell me:
(1) the date the association sent me notice that my common expenses were 60 days delinquent, and how it was mailed; (2) whether a first mortgagee has given the association its name and address for my unit, and if so, the date notice was sent to it; and (3) whether a notice of intent to file an action has been sent to my first mortgagee, and its date.
Please send copies of each notice.
[Name, address, telephone, email]
[Date]
Trustees, [condominium name], c/o [address given in the notice]
Re: Unit [number], [address], your notice dated [date], received [date]
This is my written response under M.G.L. c.183A, s.6(c).
Monthly fees: I paid the fees for [months]. Proof of payment is attached: [canceled checks or bank records].
Other charges: I dispute [charge and amount] on these grounds: [every ground, in short and plain terms].
The amount I admit I owe is $[amount].
Signed under the pains and penalties of perjury.
[Signature, name, address, telephone, email]
[Date]
Trustees, [condominium name], c/o [managing agent and address]
Re: Unit [number], [address], account [number]
My account shows these charges: [description, date and amount of each late charge, interest charge or fine].
Under M.G.L. c.183A, s.10(b)(5), the association may impose charges and interest for late payment and levy reasonable fines for violations. For each charge, please tell me the provision of the master deed, bylaws or rules that allows it, the date that provision was adopted, and any notice given to me before a fine.
[Name, address, telephone, email]
[Date]
[Attorney's name and address], attorney for [condominium name], with a copy to the trustees
Re: Unit [number], [address], [court] case number [number]
I am the owner of this unit. The association's lien is being enforced under M.G.L. c.183A, s.6(c) and c.254, ss.5 and 5A.
Please give me in writing the total needed to pay the association in full, itemized into regular fees, other charges, costs and attorney's fees; the date the figure is good until; and how payment must be made. Please also tell me the date of any sale that has been ordered or scheduled.
[Name, address, telephone, email]
[Date]
By certified mail, return receipt requested
[Association name], c/o [managing agent or trustees], [address]
Re: Statement under M.G.L. c.183A, s.6(d), [unit and street address]
I am [the owner of the unit / the attorney for the owner / the closing attorney for the purchase] of [unit and street address], owned by [owner name]. Under M.G.L. c.183A, s.6(d), I request a statement of unpaid common expenses and any other sums assessed against the unit owner, including the amount the association claims is entitled to priority under s.6(c).
The statement is due within ten business days after you receive this request. Closing is set for [date]. Please tell me the fee and how to pay it, and send the statement to [name, email and mailing address].
[Name, role, telephone, email]
[Date]
[Association name], c/o [managing agent]; copy to the trustees
Re: Statement under M.G.L. c.183A, s.6(d), [unit and street address]
Your office received my written request for a 6(d) statement on [date of receipt]. A copy and the proof of receipt are enclosed. On my count, ten business days ended on [date]. I have not received the statement. [The fee of [amount] was paid on [date].]
Closing is set for [date]. Please send the statement to [name and email] as soon as possible, or tell me what is needed to complete it.
[Name, role, telephone, email]
[Date]
[Association name], c/o [managing agent]
Re: 6(d) statement dated [date], [unit and street address]
Thank you for the statement. Before closing on [date], I ask you to explain or review the following:
[Describe each line, for example: the late charge of [amount] for [month], which the owner believes was paid on time on [date]; the amount of [amount] claimed as entitled to priority, which appears to include charges other than regular common expenses.]
Under M.G.L. c.183A, s.6(d), the statement is binding on the association, so I want to be sure it is correct. Please reply in writing by [date].
[Name, role, telephone, email]
[Date]
[Association name], c/o [managing agent or trustees]
Re: Records request, [unit and street address]
I am the owner of [unit and street address]. Under M.G.L. c.183A, s.10(c), I ask to inspect, and to copy at my expense, these records: [for example, the replacement reserve fund statements for the past twelve months, the current insurance policies, and contracts for work now under way].
I also ask that the minutes of trustees' and owners' meetings from [date] to [date] be sent to me by email, as s.10(c) provides.
Please tell me when the records are available during regular business hours, and the cost of copies.
[Name, unit, telephone, email]
[Date]
[Association name], c/o [managing agent or trustees]
Re: Sale of [unit and street address]
I am selling [unit and street address], with closing set for [date]. To answer my buyer's questions, please tell me in writing:
1. Whether any special assessment has been voted, and if so its total, this unit's share and the due dates of any installments. 2. Whether any special assessment or improvement under M.G.L. c.183A, s.18 has been proposed or is on an upcoming agenda. 3. Whether owners have voted under s.10(m) in the past year to modify the replacement reserve requirement.
[Name, unit, telephone, email]
[Date]
[Seller name], c/o [seller's attorney or broker]
Re: [unit and street address]
As the buyer of [unit and street address], I ask for copies of the following, which as owner you can obtain from the association under M.G.L. c.183A, s.10(c) and (d):
The declaration of trust or other organizing document, the bylaws and the rules; the current budget; the latest annual financial report and any CPA review; the latest replacement reserve account statement; the minutes of trustees' and owners' meetings for the past [two] years; the current insurance certificate; and any notice of a special assessment, voted or proposed.
Please send them to [email and mailing address] by [date].
[Name, telephone, email]
[Date]
[Association name], c/o [managing agent]; copy to [closing attorney]
Re: Closing charges, [unit and street address]
The closing statement for [unit and street address] shows a charge of [amount] described as [description], payable to [payee]. It is separate from the 6(d) statement fee under M.G.L. c.183A, s.6(d).
Please tell me in writing what the charge is for, which document or contract authorizes it, and who is responsible for paying it. Closing is set for [date].
[Name, role, telephone, email]
[Date]
[Association name], c/o [managing agent or trustees]
Re: New owner, [unit and street address]
I bought [unit and street address] on [closing date]. My contact details are [name, mailing address, email and telephone].
Please tell me, as M.G.L. c.183A, s.10(k) provides, the person or entity overseeing maintenance of the common areas. Please also send me the most recent annual financial report under s.10(d), and the minutes of meetings from the past year by email under s.10(c).
[If renting: I will rent the unit. The person responsible for the unit is [name and contact details], as s.10(k) requires.]
[Name, unit, telephone, email]
[Date]
The Trustees of [Condominium name], c/o [manager or secretary, address]
Re: Records, M.G.L. c.183A, s.10(c)
I own unit [number] at [address]. Section 10(c) of chapter 183A makes the association's records available for reasonable inspection by any unit owner during regular business hours, with the right to photocopy them at my expense.
I ask to inspect the following records: [for example, the invoices and contract for snow removal for [years], and the reserve account statements for [year]]. I am available on [two or three dates and times]. Please confirm a date, time and place within business hours, and the cost of any paper copies.
[Name, address, telephone, email]
[Date]
The Trustees of [Condominium name], c/o [secretary or manager]
Re: Minutes by email, M.G.L. c.183A, s.10(c)
I own unit [number]. Section 10(c) of chapter 183A provides that the minutes the association keeps shall be made available to unit owners through electronic mail upon request.
Please email me the minutes of [all board and owners' meetings held since [date] / the meeting held on [date]] at [email address]. If any are still in draft, please say so and send the approved version when it is ready.
[Name, address, telephone, email]
[Date]
The Trustees of [Condominium name]
Re: Annual financial report, M.G.L. c.183A, s.10(d)
I own unit [number]. Section 10(d) of chapter 183A requires an annual report of a balance sheet, an income and expense statement and a fund statement, completed within 120 days after the end of the fiscal year, with a copy to all unit owners within 30 days of completion.
The fiscal year ended on [date]. I have not received the report. Please send me a copy, and tell me the date it was completed and the date it was sent to owners.
[Name, address, telephone, email]
[Date]
The Trustees of [Condominium name]
Re: CPA review vote, M.G.L. c.183A, s.10(d)
We, the owners signing below, own units at [Condominium name], which has fewer than 50 units. Section 10(d) of chapter 183A provides for an independent CPA review if so voted by a majority in beneficial interest of the unit owners at a meeting duly convened, at common expense.
We ask the trustees to call a meeting of owners, under the bylaws, to vote on a CPA review of the [year] finances, and to tell us the date and how notice will be given.
[Names, unit numbers and signatures]
[Date]
The Trustees of [Condominium name], and [managing agent]
Re: Review or audit at my expense, M.G.L. c.183A, s.10(d)
I own unit [number]. Section 10(d) of chapter 183A allows any unit owner to have a review or audit done at their own expense, and requires the association and the manager to fully cooperate.
I have engaged [accountant's name and firm] to carry out a [review / audit] of [the period]. [He / She / They] will contact you to arrange access to the records. Please confirm the person who will coordinate with the accountant.
[Name, address, telephone, email]
[Date]
The Trustees of [Condominium name]
Re: Maintenance contact, M.G.L. c.183A, s.10(k)
I own unit [number]. Section 10(k) of chapter 183A requires the association to name, in writing to all unit owners, the person or entity overseeing maintenance of the common areas, and to tell owners when that changes.
I have not received that notice [since the change of manager on [date]]. Please tell me in writing who now oversees common-area maintenance, and how to contact them.
[Name, address, telephone, email]
[Date]
[Managing agent name and address]
Re: Notice of termination for cause, M.G.L. c.183A, s.10(e)
The trustees of [Condominium name] give notice that they will end the management agreement dated [date] for cause, ten days from receipt of this letter, as section 10(e) of chapter 183A allows.
The cause is: [state each failure plainly, with dates]. You may cure by [what would cure each failure] before the end of the ten days. If not cured, the agreement ends on [date].
[Name], for the trustees, [contact details]
[Date]
[Managing agent name and address]
Re: Handover, M.G.L. c.183A, s.10(c)
The management agreement with [Condominium name] ends on [date]. Under section 10(c) of chapter 183A, records held by a manager are the property of the association, and all books, records, funds and accounts must be turned over on termination.
Please deliver to [name, address] by [date]: [paper files; electronic files; bank account access and statements; the reserve account records; vendor contracts and contacts; insurance policies; keys and access codes]. Please confirm in writing what has been delivered and when.
[Name], for the trustees, [contact details]
[Date]
The Trustees / Board of [Association name], c/o [managing agent], [address]
Re: Application to install electric vehicle supply equipment, [unit or lot], space [number]
I own [unit or lot]. Under M.G.L. c. 183A, s. 10A, I apply for approval to install electric vehicle supply equipment in [my deeded space / my exclusive-use space] number [number].
Enclosed are [the association's form,] the specification sheet for the [make and model] charger, a drawing of its location and power route, and the name and license number of my electrician, [name, license number]. The charger will be on my own utility account [or: my installer's explanation of why that is impossible is enclosed]. I will obtain any permit the [city or town] requires.
I acknowledge my duties under section 10A(c) and (e).
Please confirm in writing the date this application was received.
[Name, address, telephone, email]
[Date]
The Trustees / Board of [Association name], c/o [managing agent]
Re: EV application, [unit or lot]
I sent my application to install electric vehicle supply equipment on [date], by [method]. [The delivery record shows it was received on [date].]
Under M.G.L. c. 183A, s. 10A(d), an application not denied in writing within 60 days after the date of receipt is deemed approved, unless the delay results from a reasonable request for additional information.
Please confirm in writing the date the association received my application, and tell me if anything further is needed so the board can decide it within that time.
[Name, address, telephone, email]
[Date]
The Trustees / Board of [Association name], c/o [managing agent]
Re: EV application received [date], [unit or lot]
Thank you for your request dated [date] for additional information about my application under M.G.L. c. 183A, s. 10A.
Enclosed is [describe each item]. [The [item] was included with my original application, on page [number].]
I believe the application is now complete. Please confirm in writing the date you received this reply, and let me know promptly if anything else is genuinely needed, so the board can decide the application as section 10A(d) contemplates.
[Name, address, telephone, email]
[Date]
The Trustees / Board of [Association name], c/o [managing agent]
Re: EV application, [unit or lot]
The association received my application to install electric vehicle supply equipment on [date]. [It asked for additional information on [date], and received my reply on [date].] I have received no written denial.
Under M.G.L. c. 183A, s. 10A(d), an application not denied in writing within 60 days after the date of receipt is deemed approved. I therefore understand my application to be approved.
Please confirm this in writing by [date], and give me the managing agent's contact for arranging access. I will send copies of the permit and final inspection when the work is done.
[Name, address, telephone, email]
[Date]
The Trustees / Board of [Association name], c/o [managing agent]
Re: Denial dated [date] of my EV application, [unit or lot]
Under M.G.L. c. 183A, s. 10A(b), an association may not prohibit or unreasonably restrict a charger in an owner's [deeded / exclusive-use] space, and under s. 10A(d) it must approve an application that complies with that section and its architectural standards, if any.
Please tell me in writing which provision of section 10A, or which architectural standard, my application does not meet, and what would meet it. If the denial rests on a condition, please explain why it is a reasonable restriction under section 10A(a).
I ask the board to reconsider. [I would accept the following condition: [describe].]
[Name, address, telephone, email]
[Date]
The Trustees / Board of [Association name], c/o [managing agent]
Re: Fee of $[amount] for my EV application, [unit or lot]
Under M.G.L. c. 183A, s. 10A(d), an association may charge only reasonable processing fees for an EV application, and only where such fees exist for all architectural applications.
Please send me the association's current fee schedule for architectural applications, and confirm whether every architectural application pays a processing fee. If not, please withdraw the fee. If so, please explain how $[amount] was set.
[Name, address, telephone, email]
[Date]
The Board / Architectural Committee of [HOA name], c/o [manager]
Re: Solar energy system, [lot address]
I own [lot address]. Enclosed is my request to install a solar energy system, with the installer's plan, the panel specifications and a site drawing.
Under M.G.L. c. 184, s. 23C, any provision in an instrument relative to the ownership or use of real property which purports to forbid or unreasonably restrict the installation or use of a solar energy system is void. [Section [number] of the declaration, which prohibits [describe], would forbid this installation.]
Please confirm in writing that [the provision] will not be applied to this solar energy system, and let me know of any other requirement the HOA intends to apply.
[Name, address, telephone, email]
[Date]
The Trustees / Board of [Condominium name], c/o [managing agent]
Re: Records request, [unit]
I own [unit]. Under M.G.L. c. 183A, s. 10(c), please send me by email the minutes of every board meeting since [date] at which my EV application, or electric vehicle charging generally, was discussed or decided.
I also ask to inspect [the bylaws as recorded / any contract for common-area charging equipment / the current insurance policies] during regular business hours, and to copy them at my expense. Please suggest a date and time.
[Name, unit, address, telephone, email]
The four books in the series are coming to Amazon over the next few weeks. Everything else on this page is free now.
Behind on your Massachusetts condo fees, or holding a letter about overdue common charges? Start here.
Coming to Amazon soon.
A Massachusetts condo association has ten business days to give the 6(d) statement. It binds the association and every owner, and once recorded it clears the unit of liens for other sums then unpaid.
Coming to Amazon soon.
Every Massachusetts condominium must keep its records for at least seven years, inside the commonwealth, and email its minutes to any owner who asks. Many volunteer trustees have never read the section that says so.
Coming to Amazon soon.
In Massachusetts, an EV charger application that is not denied in writing within 60 days of receipt is deemed approved, and the rule reaches HOAs and co-ops as well as condos.
Coming to Amazon soon.