Reviewed against Md. RP Sec. 11B-106 (HOA resale package

Maryland HOA Resale Package Calculator — 20-Day Delivery + $250 Fee Cap + $20/Unit Surcharge (Md. RP Sec. 11B-106)

Compute the Maryland HOA / condominium resale-package delivery deadline (Md. RP Sec. 11B-106 / Sec. 11-135 — 20 calendar days from the seller's written request), assess closing-timing risk, evaluate the compliance of the association's fee against the Md. RP Sec. 11B-106 $250 standard cap plus $20 per unit/lot surcharge, and produce the required-content checklist (10 typical items spanning financial, legal, operational, and insurance disclosures). Returns the delivery deadline, status flag (within-deadline, on-time, tight-timing, late-risk, or overdue), fee compliance (within-cap, over-cap, or rush-surcharge-applied), and a complete checklist of the required content items.

Calculator

Adjust the inputs below; the result updates instantly.

Request

Seller's written request date (ISO YYYY-MM-DD)

ISO date the seller (typically through the listing agent or seller's attorney) submitted the WRITTEN request for the resale package to the association. The 20-day Md. RP Sec. 11B-106 / Sec. 11-135 delivery clock begins on this date.

Closing

Scheduled closing date (ISO YYYY-MM-DD)

ISO date of the scheduled real-estate closing. Used to assess timing risk — the delivery deadline should comfortably precede closing to allow buyer review.

Fee

Resale package fee charged by association

Community

Total units / lots in the community

Fee

Rush request (delivery under 10 days)Flag this if the seller is requesting expedited delivery in under 10 days. The calculator then allows for a typical rush surcharge above the $250 standard cap.

Reference

Reference date for compliance check (ISO YYYY-MM-DD)

ISO date used as "today" for the days-until-deadline output. Defaults to today if blank. Surfaced as an input so an attorney drafting a memo against a past timeline can compute the status deterministically.

Verdict

ON TIME. Delivery deadline 2026-05-21 comfortably precedes closing 2026-06-15 by 25 day(s). Standard Md. RP Sec. 11B-106 required-content checklist applies. Fee compliance: WITHIN CAP (max permissible standard fee $2250.00 = $250 + $20 x 100 units).

Delivery deadline (request + 20 days): 2026-05-21
Days until delivery deadline (negative = overdue): 5
Days between delivery deadline and closing: 25
Maximum permissible standard fee ($250 + $20/unit): $2,250.00
Maximum permissible fee with rush surcharge: $2,250.00
Fee compliance: WITHIN CAP — at or below the Md. RP Sec. 11B-106 $250 + $20/unit ceiling
Required content checklist (Md. RP Sec. 11B-106): 1. Statement of assessments due and any unpaid amounts owed by the selling owner (Md. RP Sec. 11B-106 / Sec. 11-135) 2. Statement of any monthly, annual, or special assessments and any unpaid amounts 3. Current operating budget and most recent balance sheet of the association 4. Reserve study or current status of the reserve fund 5. Statement of any unsatisfied judgments against the association and any pending litigation 6. Insurance coverage status — master policy declarations and any endorsements 7. Statement of anticipated capital expenditures for the current and next fiscal year 8. Disclosure of any architectural review or covenant-enforcement action pending against the unit 9. Statement of any restrictions on alienation (rental restrictions, age restrictions, leasing caps) 10. Copy of the recorded declaration, bylaws, and rules and regulations
Summary: Maryland resale-package analysis under the Maryland Condominium Act (Md. RP Sec. 11-135) and Maryland Homeowners Association Act (Md. RP Sec. 11B-106) — 20-day delivery deadline; $250 standard preparation fee cap + $20 per unit/lot surcharge under Md. RP Sec. 11B-106; required-content checklist spanning financial, legal, operational, and insurance disclosures; seller / buyer reliance on package statements with association binding effect. Request date 2026-05-01. Delivery deadline 2026-05-21 (request + 20 calendar days). 5 day(s) remain as of reference date. Closing date 2026-06-15. Buffer between delivery deadline and closing: 25 day(s). Fee charged: $275.00. Total units in community: 100. Maximum permissible standard fee under Md. RP Sec. 11B-106: $2250.00 = $250 base + $20 x 100 units. Compliance: WITHIN CAP. Status: ON TIME. Required-content checklist: 10 typical items under Md. RP Sec. 11B-106 — confirm each item is included in the delivered package. Verdict: ON TIME. Delivery deadline 2026-05-21 comfortably precedes closing 2026-06-15 by 25 day(s). Standard Md. RP Sec. 11B-106 required-content checklist applies. Fee compliance: WITHIN CAP (max permissible standard fee $2250.00 = $250 + $20 x 100 units).

Tools to go with this

Need a Maryland HOA resale package template or a closing-coordination checklist?

Fennec Press's Maryland HOA resale bundle includes the Md. RP Sec. 11B-106 / Sec. 11-135 resale-package template with the required disclosures and the reliance language for buyer protection, the closing-coordination checklist for sellers and buyers' attorneys, the rush-delivery cover-letter template for tight-timing scenarios, the fee-cap compliance defense memo template for associations facing fee challenges under Md. RP Sec. 11B-106, and the statement-of-account template for assessments-due disclosure.

Open Fennec Press Maryland HOA bundle→

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Published by

The Fennec Lab Editorial Team

Statute-cited · Unit-tested

Reviewed against: Md. RP Sec. 11B-106 (HOA resale package — 20-day delivery deadline from seller's written request; required content spanning assessments, budget, reserves, judgments, insurance, anticipated capital expenditures, architectural review, restrictions on alienation; $250 standard preparation fee cap + $20 per unit/lot surcharge); Md. RP Sec. 11-135 (condominium resale certificate — parallel 20-day delivery and required content for condominium regimes); Md. RP Sec. 11B-106(e) / Sec. 11-135(e) (seller / buyer reliance on package statements; association binding effect against subsequent inaccuracy claims); Maryland Office of the Attorney General Consumer Protection Division guidance on resale-package fee compliance and delivery enforcement

Last reviewed: 2026-05-16

How this calculator works

This calculator computes the Maryland HOA or condominium resale-package delivery deadline and fee-compliance assessment under the Maryland Condominium Act and Homeowners Association Act. Given the seller's written request date, the scheduled closing date, the fee charged, the total units in the community, and an optional rush-request flag, it returns:

The statutory delivery deadline (request + 20 calendar days under Md. RP Sec. 11B-106 / Sec. 11-135).
The days remaining until the deadline (negative if overdue).
The buffer between delivery deadline and closing.
A status flag (not-yet-requested, within-deadline, on-time, tight-timing, late-risk, or overdue).
The maximum permissible standard fee under Md. RP Sec. 11B-106 (the HOA framework — $250 base + $20 per unit/lot).
A fee-compliance assessment (within-cap, over-cap, or rush-surcharge-applied).
The required-content checklist (10 typical items spanning financial, legal, operational, and insurance disclosures).

Use the calculator at contract-signing to confirm the resale-package request is timely, during the package preparation to confirm fee compliance, and at closing to memorialize the package contents and delivery for the seller's file.

The relevant Md. RP statute

Maryland resale-package obligations live at the intersection of two parallel statutory frameworks:

Md. RP Sec. 11B-106 — HOA RESALE PACKAGE. The Maryland Homeowners Association Act framework for planned communities (non-condominium developments) under Md. RP Title 11B. The HOA-package framework is the more detailed and prescriptive of the two Maryland frameworks, with explicit dollar caps on the preparation fee.

Md. RP Sec. 11-135 — CONDOMINIUM RESALE CERTIFICATE. The Maryland Condominium Act framework for condominium regimes under Md. RP Title 11. The framework imposes a parallel 20-day delivery deadline and similar required-content but with a reasonableness standard rather than identical dollar caps.

Both frameworks impose:

A 20-DAY DELIVERY DEADLINE measured in calendar days from the seller's written request.
A REQUIRED-CONTENT CHECKLIST spanning assessments, budget, reserves, judgments, insurance, capital expenditures, architectural review, restrictions on alienation, and the governing documents.
A SELLER / BUYER RELIANCE PROTECTION under Md. RP Sec. 11B-106(e) / Sec. 11-135(e), binding the association to the statements in the package against subsequent inaccuracy claims.
A BUYER RESCISSION RIGHT (typically 5 calendar days after receipt of the package under Md. RP Sec. 11-135 / Sec. 11B-108) regardless of any express contract contingency.

The Md. RP Sec. 11B-106 fee-cap structure ($250 standard + $20 per unit/lot) is one of the most prescriptive in the country; the Maryland Office of the Attorney General Consumer Protection Division has actively enforced the caps.

Maryland-specific gotchas (4-month super-priority unique among peer states, judicial-only foreclosure, prescriptive fee cap)

20 DAYS NOT 10. Maryland's 20-day delivery deadline is materially longer than Connecticut's 10 days under CGS Sec. 47-270(a) or California's 10 days under Cal. Civ. Code Sec. 4528. Practitioners moving between states should not assume the Maryland 20-day window applies elsewhere; reciprocally, practitioners new to Maryland sometimes request packages on the 10-day Connecticut timeline only to receive them on day 20. Plan accordingly.

$250 + $20/UNIT FEE CAP IS PRESCRIPTIVE. Md. RP Sec. 11B-106 caps the HOA preparation fee at $250 standard plus $20 per unit/lot. For a 100-unit HOA, the maximum permissible standard fee is $2,250 — though in practice most Maryland HOAs charge $200-$400 regardless of community size. The Maryland Office of the Attorney General has actively enforced fee compliance; charges materially above the statutory ceiling have been challenged successfully in Maryland trial courts. The fee-cap structure is more prescriptive than the reasonableness standards in most other states.

RUSH SURCHARGES ARE PERMITTED BUT NOT EXPLICITLY CAPPED. Md. RP Sec. 11B-106 does not explicitly authorize rush surcharges; practice has developed around $50-$100 rush surcharges for delivery in under 10 days. Whether a rush surcharge violates the statutory cap is fact-dependent and has not been definitively resolved by Maryland appellate courts. Conservative associations build the rush surcharge into the standard fee cap calculation; aggressive associations treat the rush surcharge as a separate compensable service. The calculator surfaces the rush surcharge as a flagged input to make the distinction visible.

5-DAY STATUTORY RESCISSION RIGHT. Md. RP Sec. 11-135 / Sec. 11B-108 give the buyer a statutory rescission right for FIVE DAYS after receipt of the resale package, regardless of any express contract contingency. The rescission right is non-waivable in most circumstances. Sellers and buyers' attorneys should treat the 5-day window as a firm date for contract certainty and plan the closing schedule accordingly. The 5-day right runs in calendar days from delivery, not from the request date.

SELLER AND BUYER BOTH MAY ENFORCE. Md. RP Sec. 11B-106(e) / Sec. 11-135(e) give both the seller and the buyer standing to enforce the resale-package obligations and recover damages. The seller is typically the contracting party with the association; the buyer is the protected disclosure recipient. Practical implication: the seller cannot waive resale-package obligations on the buyer's behalf, and an association cannot defend non-delivery by claiming the seller failed to forward the request.

JUDICIAL-ONLY FORECLOSURE TIES BACK. A resale package disclosing unpaid assessments triggers the lien-priority and judicial-foreclosure framework discussed in the companion Maryland Condo Assessment Lien Super-Priority and Foreclosure Timeline calculators. Buyers reviewing a resale package with disclosed delinquencies should consult those calculators to understand the foreclosure-timeline exposure and the four-month super-priority math.

MARYLAND DOES NOT FORMALLY LICENSE CAMs. Unlike Florida or Virginia, Maryland does not license community association managers. The Maryland Office of the Attorney General Consumer Protection Division has enforced resale-package fee-cap and delivery-deadline compliance against both associations and the management companies preparing the packages. The absence of state CAM licensure means the association board and the management company are jointly responsible for resale-package compliance.

SDAT REGISTRATION INTERSECTS. A package prepared by an association whose SDAT registration has lapsed exposes the association to enforcement risk on multiple fronts (resale-package fee enforcement, lien enforcement, foreclosure standing). Confirm SDAT good standing as part of any resale-package preparation workflow.

What this calculator does NOT model

This is a delivery-timing and fee-compliance calculator. It does NOT:

Validate the substantive content of the resale package against the Md. RP Sec. 11B-106 / Sec. 11-135 required-content list — the calculator surfaces a typical 10-item checklist for verification, not a content validator.
Model the 5-day statutory rescission right mechanics under Md. RP Sec. 11-135 / Sec. 11B-108 in detail.
Compute the assessments-due figure to be disclosed in the package — pull from the association's accounting ledger.
Validate the form of the seller's written request (signature, delivery method, copy retention).
Address the contract-contingency mechanics in the standard MAR / GCAAR forms in detail.
Compute the closing-extension damages (per-diem rate lock, title premium, insurance binding) recoverable for a late delivery.
Cover the parallel cooperative housing corporation resale obligations — those proceed through the proprietary-lease framework rather than the real-property resale package.
Validate SDAT good standing of the association entity (do this manually).

For any consequential transaction, retain Maryland counsel with Title 11 / Title 11B experience.

Sources

Last reviewed: 2026-05-16 against:

Md. Code, Real Property Article Title 11 (Maryland Condominium Act).
Md. Code, Real Property Article Title 11B (Maryland Homeowners Association Act).
Md. RP Sec. 11B-106 — HOA resale package; 20-day delivery; $250 + $20/unit fee cap; required content.
Md. RP Sec. 11-135 — condominium resale certificate; 20-day delivery; parallel required content.
Md. RP Sec. 11B-106(e) / Sec. 11-135(e) — seller / buyer reliance protection and association binding effect.
Md. RP Sec. 11-135 / Sec. 11B-108 — 5-day statutory rescission right.
Maryland Office of the Attorney General Consumer Protection Division — resale-package fee and delivery enforcement guidance.
Maryland State Department of Assessments and Taxation entity registration requirements.
CAI Chesapeake Region Chapter practitioner materials on Maryland resale-package compliance.
MAR (Maryland Association of Realtors) and GCAAR (Greater Capital Area Association of Realtors) standard contract forms with HOA / condominium review contingency provisions.

Under Md. RP Sec. 11B-106 (HOA) and Sec. 11-135 (condominium), the association must furnish the resale package within TWENTY (20) CALENDAR DAYS of the seller's written request. The 20-day clock runs in calendar days (not business days), starts on the date of the written request, and ends on the 20th calendar day thereafter. Failure to deliver within 20 days creates statutory liability — the association may be liable to the buyer or seller for resulting damages, including closing-extension costs, lost-deposit risk, and rate-lock expiration costs. Best practice for sellers is to submit the request 30-45 days before the scheduled closing date to ensure comfortable buffer; best practice for associations is to acknowledge the request immediately and schedule preparation to deliver well within the 20-day window.

Md. RP Sec. 11B-106 caps the HOA resale-package preparation fee at $250 STANDARD plus $20 PER UNIT/LOT in the community. For a 100-unit HOA, the maximum permissible standard fee is $250 + $20 x 100 = $2,250 — though in practice most Maryland HOAs charge $200-$400 for a standard package regardless of community size, reflecting actual cost of preparation. Rush surcharges for expedited delivery (under 10 days) commonly run $50-$100 above the standard fee in practice. The Maryland Office of the Attorney General Consumer Protection Division has issued enforcement guidance on fee compliance; charges materially above the $250 + $20/unit cap have been challenged successfully in Maryland trial courts. Self-managed associations sometimes charge nominal fees ($25-$75); professionally-managed associations typically charge the management company's prevailing rate within the statutory cap.

Md. RP Sec. 11B-106 enumerates the required content for an HOA resale package; the typical 10-item checklist spans: (1) statement of assessments due and unpaid amounts owed by the selling owner; (2) statement of any monthly, annual, or special assessments; (3) current operating budget and most recent balance sheet; (4) reserve study or current reserve-fund status; (5) statement of unsatisfied judgments and pending litigation; (6) insurance coverage status; (7) anticipated capital expenditures; (8) any architectural review or covenant-enforcement action pending against the unit; (9) statement of any restrictions on alienation (rental restrictions, age restrictions, leasing caps); (10) copy of the recorded declaration, bylaws, and rules. The calculator surfaces the full typical checklist; missing items expose the association to liability under Md. RP Sec. 11B-106(e) for the seller / buyer reliance on the package.

Md. RP Sec. 11-135 governs the CONDOMINIUM RESALE CERTIFICATE for condominium regimes under Md. RP Title 11. Md. RP Sec. 11B-106 governs the HOA RESALE PACKAGE for planned communities under Md. RP Title 11B. The two frameworks are PARALLEL — both impose a 20-day delivery deadline, both require similar disclosure content, both impose reasonable-fee standards. The HOA Act framework (Sec. 11B-106) is the more detailed and prescriptive of the two, with explicit dollar caps ($250 + $20/unit). The Condominium Act framework (Sec. 11-135) imposes a parallel reasonableness standard without identical dollar caps. Practitioners typically use the term "resale package" generically; for condominium regimes, the proper term is "resale certificate" but practice is forgiving. Confirm the operative framework based on whether the community is a condominium regime or an HOA-governed planned community.

Late delivery under Md. RP Sec. 11B-106 / Sec. 11-135 creates association liability for resulting damages. The most common damages: (a) closing-extension costs (per-diem on the buyer's mortgage rate lock, additional title premium, additional homeowner insurance binding); (b) lost-deposit risk if the buyer terminates due to the delay; (c) attorney fees and costs incurred by the seller or buyer to address the delay. The late delivery does NOT invalidate the closing or the underlying sale — the seller and buyer may proceed without the package and seek damages from the association separately. Practical guidance: document the delay carefully (request date, follow-up requests, association responses) to preserve the damages claim, and notify the association in writing of the damages being incurred so the association cannot claim surprise. Maryland trial courts have awarded damages in resale-package delay actions where the buyer was forced to pay closing-extension costs.

Under Md. RP Sec. 11B-106(e) / Sec. 11-135(e), the seller and buyer may RELY on the resale package, and the association is BOUND by the statements in the package against any subsequent claim that they were inaccurate. The practical effect: a buyer who closes on a unit with the resale package in hand has a defense against any post-closing collection action by the association for pre-closing assessments not disclosed in the package. If the association says in the package that no special assessments are pending and then attempts to collect a pre-closing special assessment from the new owner, the buyer's reliance defense is generally complete. The protection makes the resale package the buyer's primary diligence document; buyers should NEVER waive the package even on a fast-closing transaction.

Best practice is to request the package 30-45 days before the scheduled closing date. The 20-day statutory window under Md. RP Sec. 11B-106 / Sec. 11-135 is the FLOOR — requesting at exactly 20 days before closing leaves no buffer for the buyer's review, the lender's underwriting review, or any follow-up if the package raises a concern. For tight-timing transactions (under 30 days from contract to closing), submit the request the day after the purchase contract is signed and pay any rush surcharge that accelerates delivery within the Md. RP Sec. 11B-106 cap framework. For luxury or higher-priced transactions, longer lead time is universal — the buyer's attorney typically wants 14-21 days to review the package against the contract contingency.

Most Maryland residential real-estate contracts include a CONDOMINIUM/HOA REVIEW CONTINGENCY that gives the buyer a specified period (typically 5-7 calendar days from receipt of the resale package under the standard MAR / GCAAR forms) to terminate the contract without penalty if the package discloses adverse information. Maryland specifically gives the buyer a statutory rescission right under Md. RP Sec. 11-135 / Sec. 11B-108 for FIVE DAYS after receipt of the resale package, even without an express contract contingency. The contingency / rescission right typically covers categories of adverse information: pending litigation, special assessments, unbudgeted capital expenditures, insurance gaps, restrictions on use. The buyer's attorney reviews the package against the contingency standard and either: (a) waives the contingency and proceeds; (b) negotiates a price reduction or repair credit; (c) exercises the rescission right and recovers the deposit.

No. Maryland does not formally license community association managers as a regulated profession. Unlike Florida (CAM license under DBPR) or Virginia (Common Interest Community Manager license), Maryland regulates community management through SDAT entity registration, the Office of the Attorney General Consumer Protection Division for enforcement of disclosure and fee compliance (including resale-package compliance), and the substantive provisions of Md. RP Titles 11 and 11B applied directly to management practices. The absence of state CAM licensure means the association board and management company are jointly responsible for resale-package compliance; the OAG has enforced fee-cap and delivery-deadline compliance against both associations and the management companies preparing the packages on the association's behalf.

Maryland's 20-day delivery deadline is moderately longer than Connecticut's 10-day window under CGS Sec. 47-270(a) and California's 10-day window under Cal. Civ. Code Sec. 4528. Maryland is in line with Virginia's POAA framework (14-day delivery for HOA disclosure packets) and shorter than some Mid-Atlantic peers. The Maryland fee-cap structure ($250 + $20/unit) is one of the most prescriptive in the country — most states use only a reasonableness standard without explicit dollar caps. The Maryland Office of the Attorney General has actively enforced the fee caps, which has produced a culture of compliance among Maryland HOA management companies that is more rigorous than in states relying solely on reasonableness. Practitioners moving between states should not assume Maryland's 20-day deadline applies elsewhere or that the $250 / $20/unit cap structure is reciprocal.

Resources

Links marked sponsoredmay earn The Fennec Lab a commission. They do not affect the calculator's output. See disclosures.

Maryland General Assembly — Real Property Sec. 11B-106 — Md. RP Sec. 11B-106 — HOA resale package; 20-day delivery; $250 + $20/unit fee cap
Maryland General Assembly — Real Property Sec. 11-135 — Md. RP Sec. 11-135 — condominium resale certificate
Maryland General Assembly — Real Property Title 11B (HOA Act) — Maryland Homeowners Association Act — Md. RP Title 11B
Maryland Office of the Attorney General — Consumer Protection — Maryland OAG Consumer Protection Division — resale-package fee and delivery enforcement
CAI Chesapeake Region Chapter — Community Associations Institute Chesapeake Region Chapter — Maryland HOA resale practitioner reference