Indiana HOA & Condo Resale Disclosure Calculator — Ind. Code 32-25.5-3-5 + 32-25-8.5 (10-Day Delivery)

How this calculator works

This calculator computes the resale-disclosure delivery deadline and fee reasonableness for an Indiana HOA or condominium resale. Given the community type, request date, contract / closing date, and the fee charged, it returns:

1. The operative delivery deadline (request date + 10 calendar days under Ind. Code 32-25-8.5-1 for condominiums; the same 10-day window aligned with Indiana practice for HOAs under 32-25.5-3-5).
2. Days remaining until the deadline, or days overdue if the deadline has passed.
3. Buffer between the delivery deadline and the contract / closing date.
4. Status flag — ON-TIME, TIGHT-TIMING, LATE-RISK, OVERDUE, or WITHIN-DEADLINE / NOT-YET-REQUESTED.
5. Reasonableness assessment of the fee charged — IN-RANGE, HIGH-BUT-DEFENSIBLE, or POTENTIALLY UNREASONABLE based on Indiana practice norms.
6. The 10-item required-content checklist for the certificate.

Use the calculator at the start of every resale closing-package workflow to confirm the delivery window, during preparation to confirm the fee is defensible, and after delivery to memorialize the timing in the closing file.

The calculator implements the TIMING and FEE math only. Substantive content QA — confirming the balance-sheet date is current, the reserves figure matches the reserve study, the pending-suits list is complete, the insurance coverage is accurately characterized — must be performed by the manager and/or association counsel.

The relevant IC 32-25 / 32-25.5 statute

Indiana common-interest community resales operate under two parallel disclosure regimes:

Indiana Condominium Act — Ind. Code 32-25-8.5. Governs condominium resale certificates. Section 32-25-8.5-1 requires the condominium association to furnish the resale certificate within 10 DAYS after the written request from the unit owner. The statute is express on the delivery deadline and details the required content list.

Indiana Homeowners Association Act — Ind. Code 32-25.5-3-5. Governs HOA resale disclosures. The HOA must furnish the resale disclosure within a REASONABLE TIME after a written request from the unit owner. Indiana practice has adopted the 10-day standard consistent with the condominium regime and most UCIOA-aligned state condominium statutes.

Required content (both regimes, 10 items) — monthly or periodic common-expense assessment and unpaid balance from the seller; any other fees payable by the unit owner; capital expenditures anticipated for the current and succeeding fiscal years; reserves for capital expenditures and any portions designated for specified projects; most recent regularly prepared balance sheet and income and expense statement; current operating budget; unsatisfied judgments and pending suits; insurance coverage; board notice of declaration / governing-document violations; statement of any borrowing by the association.

Fee — Both statutes permit a REASONABLE fee. No statutory dollar cap. Typical Indiana fees range $150-$300; rush fees commonly add $50-$100. Fees exceeding $400 have been challenged as unreasonable in some Indiana practice.

Buyer reliance — Both statutes bind the association to the statements in the certificate against any subsequent claim that they were inaccurate. The buyer who closes with the certificate in hand has a defense against post-closing collection actions for pre-closing matters not disclosed.

Indiana-specific gotchas (NO super-priority, judicial foreclosure default, no CAM licensure)

INDIANA DOES NOT FORMALLY LICENSE CAMs. Unlike Florida (Fla. Stat. 468.431 LCAM), Nevada (NRS 116A CAM), and DC (CICM), Indiana has NO state-level licensure requirement for HOA or condominium managers. A resale certificate signed by an Indiana manager does not carry the regulatory authority that signed Florida LCAM documents carry. Many Indiana associations have counsel review resale certificates for consequential or commercial transactions; for routine residential resales, the manager-prepared certificate is the standard practice.

INDIANA HAS NO SUPER-PRIORITY LIEN. Unlike the UCIOA-style jurisdictions, Indiana's 32-25-6-3 does not give the association any statutory priority over a prior first mortgage of record. This shapes the buyer-reliance analysis: the certificate must disclose unpaid assessments with care because the buyer will inherit assessment liability for any disclosed (but not super-priority-protected) amounts, while the association cannot collect undisclosed assessments under the buyer-reliance defense.

INDIANA IS JUDICIAL-ONLY FOR ASSESSMENT FORECLOSURE. Ind. Code 32-29 (Mortgage Foreclosure) is the operative enforcement path. The 12 to 18 month judicial timeline means the certificate must accurately disclose pending foreclosure actions — buyers and lenders will discover a pending foreclosure in title search and will not close without resolution.

THE 10-DAY DELIVERY WINDOW IS THE OPERATIVE STANDARD FOR BOTH HOAs AND CONDOMINIUMS. The condominium statute imposes an express 10-day deadline. The HOA statute uses a reasonable-time standard that Indiana practice has aligned with the 10-day window. Treat both as 10-day deadlines for planning purposes; the burden of justifying a longer delivery period for an HOA falls on the association.

THE BUYER-RELIANCE DEFENSE IS THE PRIMARY REASON TO QA THE CERTIFICATE CAREFULLY. Missing the pending special-assessment item or the pending-suits item creates immediate collection-impairment risk for the association. A reactive checklist that just lists the 10 items is not enough — substantive accuracy is the operative requirement.

FEE REASONABLENESS IS SCRUTINIZED. Indiana practice has challenged resale fees exceeding $400 as unreasonable. Associations charging at the high end should document the cost basis (manager time, attorney review for unusual items, file-retrieval costs); fees that materially exceed the actual cost are vulnerable to challenge.

HOA versus CONDOMINIUM disclosure DIFFERS in statutory source. Condominium disclosures are governed by the express 32-25-8.5 framework; HOA disclosures are governed by the less prescriptive 32-25.5-3-5 framework. Practitioners should also check the declaration's express disclosure provisions, which may impose specific delivery or content requirements that supplement the statutory minimum.

What this calculator does NOT model

The calculator implements the Indiana RESALE-DISCLOSURE TIMING and FEE math. It does NOT:

• Validate the substance of any required-content item (balance-sheet currency, reserves matching, pending-suits completeness, insurance accuracy).
• Model the declaration's express disclosure provisions, which may impose specific delivery or content requirements that supplement the statutory minimum.
• Model the buyer-reliance defense in detail — the calculator notes the defense exists; the substantive defense analysis is fact-specific.
• Validate proof of delivery (certified mail, email confirmation, in-person delivery receipt).
• Model the seller's resale-disclosure obligations under the Indiana real-estate broker statute, which is separate from the association's certificate obligation.
• Model the lender-specific resale-certificate requirements (Fannie Mae condominium-project review, FHA condominium certification) which may require additional content beyond the Indiana statutory minimum.
• Validate the form of the request (written, signed, addressed to the proper association officer).
• Apply the Indiana Real Estate Disclosure Form requirements, which are separate from the association certificate.

For any consequential resale, retain Indiana counsel with Title 32 Article 25 / 25.5 experience to oversee the disclosure compliance review.

Sources

Last reviewed: 2026-05-17 against:

• Ind. Code 32-25-8.5-1 (Indiana Condominium Act resale certificate — 10-day delivery; required content; reasonable fee; buyer reliance).
• Ind. Code 32-25.5-3-5 (Indiana Homeowners Association Act resale disclosure — reasonable-time delivery; Indiana practice aligned with 10-day window).
• Indiana Condominium Act Title 32 Article 25 (full statutory framework).
• Indiana Homeowners Association Act Title 32 Article 25.5 (full statutory framework).
• Comparative analysis against Tennessee (Tenn. Code Ann. 66-27-502 10-day diligence standard), Virginia (Va. Code 55.1-1990 resale certificate), and Maryland (Md. Code Real Property 11-135 resale package) confirming Indiana aligns with the UCIOA 10-day delivery standard.
• Indiana State Bar Association Real Estate Section practitioner materials on common-interest community resale.