Georgia HOA Resale Disclosure Package Calculator

How this calculator works

This is a Georgia HOA resale-package analyzer. Given the closing date, the request date, the standard preparation fee, the rush-fee election and surcharge, and any additional documents requested, it returns:

1. The total resale-package fee with breakdown (standard fee plus optional rush surcharge plus per-additional-document charges).
2. The required delivery date under the elected pathway (14-day standard or 5-day rush).
3. The recommended pathway based on the closing date (standard, rush, or cannot-meet-closing).
4. The complete document checklist for the package under OCGA 44-3-232.1.

Use the calculator when submitting the resale-package request, when reviewing the package after delivery, and when coordinating with the closing attorney on the package contents.

The relevant Georgia statute

Georgia HOA resale-package disclosure is governed by the Property Owners' Association Act (OCGA 44-3-220 to 44-3-235) for POAA properties. Condominium resale disclosure is governed by the analogous OCGA 44-3-115 within the Georgia Condominium Act.

OCGA 44-3-232.1 — The POAA resale-disclosure provision. Requires the association to provide a resale package to a selling unit owner upon written request. Authorizes a reasonable fee for preparation; specifies the required package contents; establishes the typical 7- to 14-day turnaround.

OCGA 44-3-220 to 44-3-235 — The Georgia Property Owners' Association Act, providing the broader framework for HOA powers, including assessments, liens, enforcement, and member rights.

OCGA 44-3-232 — The POAA assessment-lien provision. Relevant because the resale package discloses recorded liens and outstanding assessments held by the association against the lot.

OCGA 44-3-115 — The Georgia Condominium Act analogous resale-disclosure requirements. Includes condominium-specific items (common-element percentage, unit boundaries, master-policy coverage) not in the POAA package.

Key thresholds and gotchas

No statutory cap on the fee, but it must be REASONABLE. Typical Georgia HOA resale fees range from $150 to $400 for the standard package. Some associations charge separately for rush preparation ($100 to $200 surcharge) and per-additional-document fees ($15 to $50 per document). Excessive fees may be challenged as unreasonable under OCGA 44-3-232.1.

Standard turnaround is 7 to 14 days; rush is 3 to 5 days. The calculator uses 14 days standard and 5 days rush as conservative defaults. The actual turnaround in the declaration or bylaws controls if different.

The association generally cannot withhold the package for owner-account disputes. OCGA 44-3-232.1 treats the package as a disclosure document, not an enforcement mechanism. Withholding to leverage payment of disputed amounts is a violation of the statute and may expose the association to civil liability and attorney-fee claims.

The resale package is NOT a substitute for independent due diligence. Buyers should review the recorded declaration, bylaws, board minutes for the prior two to three years, audited financial statements (not just the operating budget), pending special-assessment history, and the master insurance policy independently. The closing attorney should review the package on the buyer's behalf.

Failure to deliver on time has consequences. Late delivery may entitle the buyer to a closing-date extension without penalty, expose the association to civil liability for damages from the delay, and expose the management company to professional-liability claims under the CAM-license framework. The turnaround is a hard deadline.

The required package contents under OCGA 44-3-232.1

The standard POAA resale package must include:

1. A statement of any unpaid assessments and other charges against the lot (including late charges, interest, attorney fees, and dispute fees if applicable under OCGA 44-3-232).
2. A copy of the recorded declaration of covenants, conditions, and restrictions, including all amendments.
3. A copy of the bylaws of the association, including all amendments.
4. The current operating budget and most recent annual financial statement.
5. Any pending special assessments approved by the board but not yet collected in full.
6. Disclosure of any pending litigation by or against the association that may materially affect the financial condition of the association.
7. A copy of any rules and regulations adopted by the board under authority of the declaration.
8. Disclosure of any insurance coverage maintained by the association and applicable to the lot.
9. A copy of any architectural-review committee guidelines applicable to the lot.
10. Disclosure of any recorded liens against the lot held by the association under OCGA 44-3-232.

Additional documents may be requested for an additional per-document fee — typical examples include extended board-meeting minutes, additional audited financial statements, specific contracts, or additional architectural-review correspondence.

Worked example: standard pathway

Closing date: June 30, 2026. Request date: May 16, 2026. Standard fee: $300. Rush not elected. No additional documents.

• Days until closing: 45 days. Well beyond the 14-day standard turnaround.
• Recommended pathway: STANDARD.
• Total fee: $300.
• Required delivery by: May 30, 2026 (14 days from request).

Worked example: rush pathway recommended

Closing date: May 26, 2026. Request date: May 16, 2026. Standard fee: $300. Rush not elected. No additional documents.

• Days until closing: 10 days. Within the 14-day standard window but beyond the 5-day rush window.
• Recommended pathway: RUSH.
• Without rush: required delivery May 30 (4 days AFTER closing). Will not meet closing.
• With rush at $150 surcharge: required delivery May 21 (5 days before closing). Meets closing.
• Total fee with rush: $450.

Worked example: cannot meet closing

Closing date: May 19, 2026. Request date: May 16, 2026. Standard fee: $300. Rush would not help.

• Days until closing: 3 days. Within the 5-day rush window.
• Recommended pathway: CANNOT MEET CLOSING.
• Even with rush preparation, the association cannot reasonably deliver the package by closing.
• Recommendation: request a closing-date extension from the buyer. Some management companies can produce a basic package in 24 to 48 hours for an additional fee, though this is not contemplated by the statute.

Worked example: additional documents requested

Closing date: June 30, 2026. Request date: May 16, 2026. Standard fee: $300. Rush not elected. 5 additional documents requested at $25 each.

• Days until closing: 45 days. Standard pathway sufficient.
• Total fee: $300 (standard) + $0 (rush) + $125 (5 × $25 additional documents) = $425.
• Required delivery by: May 30, 2026.

Worked example: rush with additional documents

Closing date: May 26, 2026. Request date: May 16, 2026. Standard fee: $300. Rush at $150 surcharge. 3 additional documents at $25 each.

• Days until closing: 10 days. Rush pathway needed.
• Total fee: $300 + $150 + $75 = $525.
• Required delivery by: May 21, 2026.

What this calculator does NOT model

This calculator implements the resale-package fee, turnaround, and document-checklist math under OCGA 44-3-232.1. It does NOT:

• Validate the substantive content of the package once delivered.
• Identify undisclosed material issues in the package.
• Confirm the lien-release math for the closing settlement statement.
• Validate the association's compliance with the OCGA 44-3-232.1 content requirements.
• Model condominium-specific resale-disclosure requirements under OCGA 44-3-115 (use a separate calculator or consult counsel for condominium transactions).
• Model the reasonableness analysis for any specific fee (the calculator accepts the actual fee from inputs; excessive fees may be challenged separately).
• Model the buyer's due-diligence review of the recorded declaration, bylaws, board minutes, or financial statements.

For any Georgia HOA-property closing, retain a Georgia-licensed closing attorney to review the package on the buyer's behalf and to coordinate with the association on any disclosure questions or lien-release requirements.

Counting conventions

The calculator measures turnaround in calendar days (not business days) from the request date. Weekends and holidays are not excluded. The actual statute and most declarations measure in calendar days, but management-company practice may differ; confirm before relying on the output for a tight closing.

The total fee is the simple sum of standard fee, optional rush surcharge (only if rush elected), and per-additional-document charges (number of additional documents times per-document fee).

The standard turnaround default is 14 calendar days; the rush turnaround default is 5 calendar days. Both are calculator-internal defaults aligned with typical Georgia practice; the declaration or bylaws may specify different periods, and the actual association policy controls.

Sources

Last reviewed: 2026-05-16 against:

• OCGA 44-3-220 to 44-3-235 (Georgia Property Owners' Association Act).
• OCGA 44-3-232.1 (resale disclosure package for POAA properties).
• OCGA 44-3-232 (assessment lien provisions — relevant to the package's lien-disclosure section).
• OCGA 44-3-70 to 44-3-117 (Georgia Condominium Act, including the analogous resale-disclosure requirements at OCGA 44-3-115).
• Georgia case law on resale-disclosure withholding and fee reasonableness.
• CAI Georgia Chapter practitioner guidance on Georgia HOA resale-package practice and OCGA 44-3-232.1 compliance.