Ohio Condo Resale Certificate Calculator — 10-Day Delivery Deadline & 3-Business-Day Buyer Rescission under ORC § 5311.091

The Ohio condominium resale certificate is a disclosure document required by ORC § 5311.091 that the SELLER must obtain from the unit owners association and provide to the buyer before closing. The certificate typically includes: current monthly assessments; any special assessments currently levied or planned; the association's current budget; the reserve fund balance; any violations pending against the unit; and other financial and governance information material to the buyer's decision. The SELLER's responsibility is to REQUEST the certificate from the association in writing; the ASSOCIATION's responsibility is to deliver it within 10 calendar days. The seller's agent typically handles the request as part of the transaction.

Under ORC § 5311.091, the unit owners association must deliver the resale certificate within 10 days of the seller's written request. Ohio practitioners generally treat this as 10 CALENDAR DAYS (not business days). This contrasts with North Carolina (N.C.G.S. § 47C-3-116: 10 BUSINESS days, which is a longer window when weekends and holidays fall within the period). The Ohio 10-calendar-day deadline begins on the date the written request is received by the association. Sellers should request the certificate early in the transaction to avoid closing delays.

Under ORC § 5311.091(A), after the buyer receives the resale certificate, the buyer has 3 BUSINESS DAYS to rescind the purchase contract unconditionally. "Business days" exclude Saturdays, Sundays, and federal holidays. This calculator approximates 3 business days as 5 calendar days for conservatism. If the certificate is NOT delivered before closing, the buyer retains the right to rescind the contract at ANY TIME before closing — the rescission right is not bounded by the 3-business-day window until the certificate is actually delivered. Compare Florida: condo resale disclosures under Fla. Stat. § 718.503 use a 3-day (not 3-business-day) rescission window. Compare North Carolina: N.C.G.S. § 47C-3-116 uses a 5-calendar-day buyer cancellation window.

No. ORC § 5311.091(B) permits the association to charge a REASONABLE FEE for preparing and delivering the resale certificate, but Ohio does NOT impose a statutory dollar cap. This contrasts with Arizona, which caps the fee at $400 under A.R.S. § 33-1806. In practice, Ohio associations typically charge $200–$400, with management companies charging the fee directly. Fees above $400 are flagged by this calculator as potentially excessive relative to market rates and actual preparation costs. If an owner or buyer challenges a fee above $400, the association should be prepared to document the actual cost basis for the fee to defend it as "reasonable" under ORC § 5311.091(B).

If the association fails to deliver the resale certificate within 10 calendar days of the seller's written request, the buyer's rescission right is not bounded by the 3-business-day window. The buyer may rescind the purchase contract at any time before closing — a potentially indefinite right that could derail the transaction at any point. To extinguish the buyer's unlimited rescission right, the association must deliver the certificate and allow the 3-business-day window to run after delivery. Associations should have internal procedures to ensure timely delivery within the 10-day window; chronic delays expose sellers to rescission risk and can create liability for the association.

Yes. ORC § 5312.11 (Ohio Planned Community Act) provides the equivalent resale disclosure requirement for Ohio planned communities — developments with mandatory owners associations that are NOT condominiums. The structure parallels ORC § 5311.091: the seller must obtain and provide a disclosure document from the association, and the buyer has a rescission right after receipt. The specific contents and timeline requirements under § 5312.11 parallel those of § 5311.091. This calculator focuses on the condominium mechanics under § 5311.091 but applies to transactions involving planned communities under § 5312.11 by analogy.