Kentucky Condominium Resale Disclosure Calculator — Practical 10-Day Delivery, No Statutory Regime (KRS § 381.805 et seq.)

How this calculator works

This is a practical-deadline and fee-reasonableness model for a Kentucky condominium resale package. Kentucky has NO statutory resale-certificate regime — the Kentucky Horizontal Property Law at KRS § 381.805 et seq. does not impose statutory delivery deadlines, statutory content requirements, or statutory fee caps. Given the contract date, request date, fee charged, and a reference date, it returns:

1. The typical practical delivery deadline (request + 10 calendar days under common Kentucky practice).
2. The extended practical window end (request + 14 days, the practical outer limit before delivery is considered materially late).
3. Days from the reference date to the typical delivery deadline (negative if past).
4. Days from the typical delivery deadline to the proposed contract or closing date (negative if the deadline falls after contract).
5. A status flag: not-yet-requested, within-typical-window, on-time, tight-timing, late-risk, or past-extended-window.
6. A fee-reasonableness assessment under common Kentucky market norms (no statutory cap applies).
7. A typical 12-item content checklist under common Kentucky practice — the actual scope depends on the master deed and bylaws.

Use the calculator after the unit owner sends the request to the association to confirm the timing is on track, to flag fee-reasonableness concerns, and to track the package against the closing date.

The relevant KRS Ch. 381 statute

Kentucky's Horizontal Property Law at KRS § 381.805 et seq. governs Kentucky condominium associations but does NOT include a statutory resale-certificate regime. This is materially different from UCIOA peers and from Florida.

KRS § 381.805 et seq. — The Kentucky Horizontal Property Law. Governs association formation, master-deed content, governance, assessment liens, and termination — but does NOT impose statutory disclosure requirements for resale transactions.

Master Deed and Bylaws — Many Kentucky condominium master deeds and bylaws include resale-disclosure provisions that impose a contractual delivery deadline (typically 10-14 days) and specify content scope. The contractual obligation flows between the unit owner and the association.

Kentucky Real Estate Commission rules — Require listing brokers to provide prospective buyers with material information about the condominium association including monthly fees, special assessments, and known defects. The broker disclosure obligation is independent of any association disclosure and is the primary statutory buyer-protection mechanism in Kentucky condominium resales.

Common-law reasonable-fee standard — Because no statutory fee cap applies, Kentucky associations charge a reasonable fee for resale-package preparation under common-law analysis. Typical Kentucky fees range $150-$400; rush fees commonly add $50-$150.

Kentucky-specific gotchas (NO super-priority, judicial-only foreclosure with 2/3-appraisal redemption rule, no statutory resale-package regime)

NO STATUTORY RESALE-CERTIFICATE REGIME. Kentucky has NO statutory resale-certificate regime comparable to the UCIOA model. The Kentucky Horizontal Property Law at KRS § 381.805 et seq. does not impose statutory delivery deadlines, statutory content requirements, or statutory fee caps. This is materially different from UCIOA peers (Maine 33 M.R.S. § 1604-108, Delaware 25 Del. C. § 81-408, Vermont 27A V.S.A. § 4-108, Rhode Island R.I. Gen. Laws § 34-36.1-4.08, Minnesota Minn. Stat. § 515B.4-108, Washington WUCIOA RCW 64.90.640) and from Florida (Fla. Stat. § 718.503). Practitioners moving from UCIOA states to Kentucky must read the master deed and bylaws carefully because the statutory defaults they are used to do not apply.

NO STATUTORY BUYER-RELIANCE PROTECTION. Kentucky does not have the statutory buyer-reliance protection that UCIOA states provide. In a UCIOA state like Maine, the association is statutorily bound by the resale-certificate statements; the buyer has a defense against post-closing collection actions for pre-closing matters not disclosed. Kentucky has no equivalent statutory protection. Buyer reliance in Kentucky depends on master-deed contractual representations, common-law misrepresentation and fraud claims, and broker-disclosure obligations under Kentucky Real Estate Commission rules. The absence of statutory buyer-reliance protection makes the Kentucky resale package a less robust diligence tool than its UCIOA counterparts.

BROKER DISCLOSURE IS THE PRIMARY STATUTORY BUYER PROTECTION. Kentucky Real Estate Commission rules require listing brokers to disclose material information about the condominium association — monthly fees, special assessments, known defects, and similar material matters. The broker disclosure obligation is independent of any association-provided resale package and runs against the listing broker. Kentucky's lack of a statutory association disclosure regime means the broker disclosure is often the buyer's primary statutory protection. Listing brokers typically request the association resale package as the source for their own KREC disclosure obligations.

PRACTICAL 10-14 DAY DELIVERY CUSTOM. Typical Kentucky associations deliver the resale package within 10-14 calendar days of the unit owner's request. The 10-day window mirrors the UCIOA statutory standard adopted by peer states; the 14-day window is the practical outer limit. The calculator uses 10 days as the typical deadline and flags status against a 14-day extended window. Confirm the specific master-deed and bylaws delivery requirements for each association because the contractual obligation may differ from the market custom.

NO STATUTORY FEE CAP — REASONABLENESS GOVERNS. Kentucky has NO statutory dollar cap on the resale-package fee. The common-law reasonable-fee standard requires case-by-case analysis. Typical Kentucky fees range $150 to $400; rush fees commonly add $50 to $150. Fees above $500 are scrutinized; fees above $750 are at materially higher risk of common-law challenge by the buyer or seller. The reasonableness analysis considers preparation time, package complexity, comparable Kentucky fees, and buyer benefit.

NO STATUTORY DAMAGES REMEDY FOR LATE DELIVERY. Kentucky has no statutory damages remedy for a late resale-package delivery. The remedy depends on the master deed and bylaws contractual delivery obligation (which may provide for damages or fee waiver) and on broker-disclosure consequences under KREC rules (which may delay the closing). The seller's practical remedy is to expedite the package (often with a rush fee) and document the delay for any contract-renegotiation claim. The buyer's remedy is typically to extend inspection or financing deadlines or to terminate under any package-receipt contingency.

KENTUCKY DOES NOT LICENSE COMMUNITY ASSOCIATION MANAGERS. Florida (LCAM), Illinois (CAM), Nevada (CAM), and Virginia (CIC manager) all require state licensure of CAMs. Kentucky does not. The resale-package preparation work falls to the association attorney and the managing agent under contract, without a state-licensed CAM as an intermediate quality-control layer. The absence of statutory buyer-reliance protection makes preparation accuracy critical because misstatements expose the association to common-law claims rather than statutory damages.

MASTER DEED CONTROLS DETAILED CONTENT SCOPE. Common Kentucky practice covers approximately 12 content items (monthly assessment, unpaid balance, late charges, capital expenditures, reserves, financial statements, operating budget, pending special assessments, insurance, known violations, pending litigation, association borrowing). The exact scope depends on the master deed and bylaws — some Kentucky master deeds are more detailed and some are silent on content. The calculator's 12-item checklist reflects practitioner convention.

NO 3-DAY CANCELLATION PERIOD LIKE FLORIDA. Florida Fla. Stat. § 718.503 gives the buyer a 3-day cancellation period after receipt of the condominium documents. Kentucky has no equivalent statutory cancellation right. Buyer protection in Kentucky comes from the contract (inspection contingency, financing contingency, package-receipt contingency) and from broker disclosure rather than from a statutory cancellation right.

What this calculator does NOT model

The calculator implements the PRACTICAL Kentucky resale-package timing and fee analysis. It does NOT:

• Validate compliance with specific master-deed and bylaws delivery, content, or fee provisions — confirm each association's specific contractual obligations.
• Model Kentucky Real Estate Commission broker-disclosure rules in detail — the broker disclosure is independent of and parallel to the association package.
• Compute damages for late delivery — Kentucky has no statutory damages remedy; any remedy depends on the master deed and contractual arrangements.
• Validate the legal effect of a master-deed delivery provision that conflicts with the calculator's typical-Kentucky defaults.
• Cover non-condominium common-interest communities (planned communities and HOAs are governed by different rules).
• Model fee-reasonableness disputes in detail — the common-law reasonableness analysis is fact-specific.

For any consequential resale transaction, retain Kentucky counsel with Horizontal Property Law experience to oversee the master-deed compliance review and the broker-disclosure coordination.

Sources

Last reviewed: 2026-05-17 against:

• KRS § 381.805 et seq. — Kentucky Horizontal Property Law (no statutory resale-certificate regime).
• Kentucky condominium master deed and bylaws customary content for resale-disclosure obligations.
• Kentucky Real Estate Commission broker-disclosure rules.
• Community Associations Institute Kentucky chapter practitioner materials on Kentucky resale-package custom.
• Comparison to UCIOA peers (Maine, Delaware, Vermont, Rhode Island, Minnesota, Washington) and Florida (Fla. Stat. § 718.503).