Georgia Condo Resale Package Calculator

How this calculator works

This calculator computes the key dates and compliance status for a Georgia condominium resale package under OCGA § 44-3-111. Enter the package request date, the delivery date (if delivered), the closing date, and the as-of date. The calculator returns:

1. The estimated delivery deadline: 10 business days from the request date (the practice standard for "reasonable time" under Georgia law).
2. Package status: on-time, overdue, or not-yet-delivered.
3. The buyer's rescission deadline: 7 calendar days after delivery, or the closing date, whichever is later.
4. Days remaining to rescind as of the as-of date.
5. Notes on the package fee under OCGA § 44-3-107.1.

Use the calculator to track package delivery compliance, verify the rescission deadline before scheduling closing, and document the fee authority.

The relevant Georgia statutes

OCGA § 44-3-111 — The Georgia Condominium Act resale disclosure provision. Requires the seller of a condominium unit to provide the buyer with specified association documents (declaration, bylaws, rules, financial statements, budget, and outstanding assessment disclosure) within a reasonable time after the buyer's written request. Georgia courts and association management practice treat 10 business days as the standard for "reasonable time."

OCGA § 44-3-111(b) — The buyer's right of rescission. The buyer has 7 calendar days after receiving the resale package to rescind the purchase contract without penalty. If the closing date is within 7 days of delivery, the rescission right extends until the closing date. If the package is never delivered, the right of rescission survives until the closing.

OCGA § 44-3-107.1 — Resale package fee authorization. The association may charge a reasonable fee for preparing the resale package. The statute does not cap the fee; the declaration and bylaws control the specific amount. Georgia market rates run $200–$400.

Comparison with Florida: Florida's Condo Act (FS 718.503) gives the buyer 3 business days after receiving disclosure documents — a shorter, business-day-based window. Georgia's 7-calendar-day window is longer and simpler to track. Florida's estoppel letter requirement (FS 718.116) focuses on the balance due; Georgia's package obligation is broader, requiring the full declaration, bylaws, financial statements, and budget.

Business-day computation

The estimated delivery deadline is computed by adding 10 business days to the request date. The calculator skips:

• Saturdays and Sundays.
• Standard U.S. federal holidays: New Year's Day, Martin Luther King Jr. Day, Presidents' Day, Memorial Day, Juneteenth, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving, and Christmas Day.

When a holiday falls on a Saturday, the preceding Friday is the observed holiday. When a holiday falls on a Sunday, the following Monday is the observed holiday.

For example, a request submitted on Monday, November 24, 2025 (the Monday before Thanksgiving) will have a 10-business-day deadline of December 10, 2025 — because Thanksgiving (Thursday, November 27) and the Friday after (not a federal holiday, but commonly observed by management companies) are accounted for differently. The calculator uses the federal holiday list; if the association or management company observes additional office closures, the practical delivery deadline may be extended.

Rescission deadline mechanics

The buyer's right of rescission under OCGA § 44-3-111(b) operates as follows:

If the package is delivered:

• The 7-calendar-day clock starts on the delivery date.
• If the closing is more than 7 days after delivery, the rescission deadline is delivery date + 7 days.
• If the closing is within 7 days of delivery, the rescission deadline extends to the closing date.
• Example: Delivered June 1, closing June 20 → rescission deadline is June 8 (delivery + 7 days).
• Example: Delivered June 15, closing June 18 → rescission deadline is June 18 (closing is the later date).

If the package is not delivered:

• The right of rescission survives until the closing date.
• The buyer may rescind at any time up to and including the closing date.
• This creates substantial risk for the seller: if closing is imminent and the package has not been delivered, the buyer has a live rescission right until closing.

Key thresholds and gotchas

"Reasonable time" has no statutory day count. The 10-business-day standard is derived from Georgia court practice and association management custom, not from a specific statutory provision. Some declarations specify a shorter or longer window. Check the declaration for any express delivery deadline; if specified, the declaration deadline controls over the 10-day practice standard.

The 7-day window is calendar days, not business days. Unlike Florida's 3-business-day window, Georgia's rescission period is 7 calendar days. A package delivered on Friday triggers a rescission deadline the following Thursday — even if the weekend falls in the middle.

The rescission right is automatic — no action needed by the buyer to preserve it. The right of rescission exists by statute from the moment the package is delivered. The buyer does not need to file any notice to preserve it; the burden is on the seller to ensure the package is delivered within the window.

Rush delivery fees are common. Many Georgia management companies charge $50–$150 for rush delivery (within 3–5 business days rather than 10). Rush delivery fees should be authorized by the declaration or the management agreement. The standard fee under OCGA § 44-3-107.1 applies to both rush and standard delivery.

Worked example: on-time delivery

Request date: January 6, 2026 (Tuesday). Closing date: February 10, 2026. Package delivered: January 20, 2026 (Tuesday). As-of date: January 21, 2026.

• Estimated delivery deadline (10 business days from January 6): January 20, 2026 (skipping MLK Day on January 19 — observed Monday). Deadline: January 20, 2026.
• Package delivered January 20 — ON TIME.
• Rescission deadline: max(January 27, February 10) = February 10 (closing is the later date).
• Days remaining to rescind: February 10 − January 21 = 20 calendar days.

Worked example: overdue package

Request date: January 6, 2026 (Tuesday). Closing date: February 10, 2026. Package not yet delivered. As-of date: January 26, 2026 (past the 10-business-day deadline).

• Estimated delivery deadline: January 20, 2026 (per above).
• As-of date is January 26 — past the deadline without delivery: OVERDUE.
• Rescission deadline: February 10 (closing date — right survives until closing since no delivery).
• Days remaining to rescind: February 10 − January 26 = 15 calendar days.

What this calculator does NOT model

This calculator implements the 10-business-day delivery standard and OCGA § 44-3-111(b) rescission deadline mechanics. It does NOT:

• Identify the specific documents required in the package (those are enumerated in OCGA § 44-3-111 and may be expanded by the declaration).
• Validate the substantive completeness of the package (whether all required documents are included and current).
• Model the seller's liability for late delivery or package defects.
• Model the association's liability for errors or omissions in the package.
• Model the interaction between the rescission period and the purchase contract's contingency provisions.

For any resale package dispute or transaction where timing is critical, confirm the applicable deadline in the declaration and consult Georgia counsel.

Sources

Last reviewed: 2026-05-19 against:

• OCGA § 44-3-111 (Georgia Condominium Act resale disclosure: package contents, delivery obligation, buyer right of rescission).
• OCGA § 44-3-111(b) (7-calendar-day rescission period after delivery; or until closing if not delivered).
• OCGA § 44-3-107.1 (resale package fee authorization; no statutory cap; declaration controls).
• Georgia court practice treating 10 business days as the standard "reasonable time" for resale package delivery.
• Georgia Association of REALTORS standard condo resale transaction practice.