South Carolina HOA / Condo Resale Disclosure Calculator — § 27-30-340 + § 27-31-310 (10-Day Delivery; Reasonable Fee)

How this calculator works

This is a resale-disclosure timing and fee-reasonableness tool for South Carolina HOA and condominium associations. Given the request date, the proposed contract closing date, and the fee charged, it returns:

1. The operative delivery deadline (request date + 10 calendar days under the South Carolina industry diligence standard consistent with most UCIOA-aligned state practice).
2. The buffer from the delivery deadline to the contract closing date (negative buffer signals a late-risk scenario).
3. A status classification (ON-TIME, TIGHT-TIMING, LATE-RISK, OVERDUE, or NOT-YET-REQUESTED).
4. A fee-reasonableness assessment (IN-RANGE, HIGH-BUT-DEFENSIBLE, POTENTIALLY-UNREASONABLE, or NOT-CHARGED) against the typical $200-$500 South Carolina range and the $600 challenge threshold.
5. A 10-item required-content checklist covering assessments, fees, capital expenditures, reserves, financial statements, operating budget, judgments and pending suits, insurance, declaration violations, and a copy of governing documents.

Use the calculator at the start of a South Carolina HOA or condominium resale to confirm the request-to-delivery timeline against the closing schedule, during package preparation to validate the required-content checklist, and after delivery to memorialize the fee reasonableness in the closing file.

The relevant S.C. Code Ann. section 27-30 / section 27-31 statute

South Carolina governs HOA and condominium resale disclosure through two parallel regimes.

Section 27-30-340 — South Carolina Homeowners Association Act disclosure framework. Requires the HOA to provide governing documents, current assessments, and collection-status information for any lot offered for sale. Permits a reasonable time after receipt of the written request; the 10-day window is the operative diligence standard. Permits a reasonable fee. The South Carolina Department of Consumer Affairs publishes annual HOA registration data tied to this disclosure regime.

Section 27-31-310 — South Carolina Horizontal Property Act condominium resale certificate context. The condominium resale certificate covers the operating budget, balance sheet, assessment-status statement for the unit, pending litigation, insurance summary, and governing documents. Permits a reasonable fee.

The 10-day delivery standard — South Carolina practice uses a 10-calendar-day delivery target consistent with most UCIOA-aligned state practice. The statute permits a reasonable time; the 10-day window is the operative diligence standard. Some South Carolina master deeds and bylaws specify a shorter or longer period (commonly 5 to 15 days); when the governing documents specify, the documents control over the industry default.

The reasonable-fee standard — both statutes permit a reasonable fee. Typical South Carolina fees range $200-$500 for a standard certificate; rush fees commonly $50-$150. Fees exceeding $600 have been challenged as unreasonable in some South Carolina decisions.

The buyer-reliance defense — the association is bound by the statements in the disclosure package against any subsequent claim that they were inaccurate. The buyer who closes with the disclosure in hand has a defense against post-closing collection actions for pre-closing matters not disclosed. The buyer-reliance defense is the single most important reason South Carolina disclosure packages must be accurate, complete, and current.

South Carolina-specific gotchas (NO super-priority, judicial-only foreclosure with 30-day upset bid, no CAM licensure)

SOUTH CAROLINA DOES NOT FORMALLY LICENSE CAMs. Unlike Florida (Fla. Stat. section 468.431 LCAM), Nevada (NRS 116A CAM), and DC (CICM), South Carolina has NO state-level licensure requirement for community association managers. Resale certificates signed by South Carolina managers do not carry the regulatory authority that signed Florida LCAM documents carry; many South Carolina associations have counsel review resale certificates for consequential or commercial transactions. The board ultimately bears responsibility for the accuracy of the certificate even when prepared by an unlicensed manager.

THE NO-SUPER-PRIORITY LIEN AFFECTS DISCLOSURE CONTENT. Because South Carolina has no super-priority lien for HOA or condominium assessments, the assessment-status disclosure in the package is the buyer's primary mechanism for understanding the collection posture. The package must accurately disclose: (a) the current assessment amount; (b) any past-due balance from the seller; (c) any special assessments scheduled or under consideration; (d) any pending collection action or recorded statement of lien. Inaccurate or incomplete disclosure of these items undermines the buyer-reliance defense and exposes the association to subsequent claims that the assessments cannot be collected from the buyer.

JUDICIAL-FORECLOSURE-ONLY AFFECTS THE LITIGATION DISCLOSURE. South Carolina is a judicial-foreclosure-only state, which means all foreclosure activity is publicly visible in the Court of Common Pleas docket. The pending-suits disclosure in the package must include any pending judicial-foreclosure action against the unit owner or any pending litigation in which the association is a party. Many South Carolina management companies pull the docket monthly to confirm the litigation-status disclosure stays current.

THIRTY-DAY UPSET-BID WINDOW MATTERS FOR POST-CLOSING DISCLOSURE. When the seller acquired the unit at a foreclosure sale or master's deed within the past 12 months, the disclosure package should note the recent acquisition because the prior owner's pre-foreclosure assessment delinquencies may still appear in the association ledger. The 30-day upset-bid window and the master's deed recording date are typically visible in the chain of title and should be reflected in the package.

THREE-YEAR STATUTE OF LIMITATIONS AFFECTS UNPAID-BALANCE DISCLOSURE. S.C. Code Ann. section 15-3-530 imposes a three-year statute of limitations on contract debt. Assessments older than three years from the package preparation date may be time-barred and uncollectible — the package should distinguish currently-collectible past-due balances from time-barred legacy balances to avoid misleading the buyer about the actual exposure.

HOA AND CONDO DISCLOSURE TEMPLATES DIFFER SLIGHTLY. The HOA disclosure under section 27-30-340 and the condominium resale certificate under section 27-31-310 cover substantially the same content categories but differ in statutory framing. The HOA disclosure is framed as a pre-closing disclosure package contractually structured through the declaration covenants. The condominium resale certificate is framed as a statutory disclosure document under the Horizontal Property Act. The 10-day delivery standard, reasonable-fee standard, and buyer-reliance defense apply to both. Many South Carolina management companies use a single combined template with minor labeling adjustments.

ELECTRONIC DELIVERY IS PERMITTED. South Carolina has adopted the Uniform Electronic Transactions Act (UETA) at S.C. Code Ann. section 26-6-10 et seq., which permits electronic delivery of statutory disclosures when both parties consent. Most South Carolina HOA and condominium associations now deliver the resale-disclosure package by email or through a management-company portal. Best practice: confirm electronic delivery consent in writing, include a return receipt or read confirmation, and retain the delivery record in the association file for the buyer-reliance defense.

What this calculator does NOT model

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

• Validate the substantive content of the disclosure package against the 10-item required-content checklist (the calculator returns the checklist but does not confirm each item is present).
• Compute the unpaid-assessment balance owed by the seller or required to be disclosed in the package (use the South Carolina HOA / Condo Assessment Lien Calculator for that).
• Validate the accuracy of the financial statements, operating budget, reserves, or insurance summary in the package.
• Model the contractual rescission rights the buyer may have under the underlying purchase contract for late or incomplete delivery.
• Model the South Carolina Residential Property Disclosure framework separate from the HOA / condo association disclosure.
• Validate the electronic delivery consent under the UETA when the package is delivered by email or portal.
• Model the South Carolina Department of Consumer Affairs HOA registration and reporting obligations that intersect with the disclosure regime.
• Allocate the resale-disclosure fee between seller and buyer under the underlying purchase contract.

For any consequential resale transaction, retain South Carolina counsel with HOA / condominium experience to oversee the disclosure-package compliance review.

Sources

Last reviewed: 2026-05-17 against:

• South Carolina Code Annotated Title 27 Chapter 30 (Homeowners Association Act).
• South Carolina Code Annotated Title 27 Chapter 31 (Horizontal Property Act).
• S.C. Code Ann. section 27-30-340 (HOA disclosure framework).
• S.C. Code Ann. section 27-31-310 (condominium resale certificate context).
• S.C. Code Ann. section 26-6-10 et seq. (Uniform Electronic Transactions Act — permits electronic delivery of statutory disclosures).
• South Carolina Department of Consumer Affairs HOA registration program materials.
• South Carolina Bar Real Property Section practitioner materials on HOA and condominium resale practice.
• Comparative analysis against Florida (Fla. Stat. section 718.503 condominium disclosure; section 720.401 HOA disclosure), Tennessee (Tenn. Code Ann. section 66-27-502 condo resale certificate), North Carolina (NCGS section 47C-4-109 condo and section 47F-3-118 HOA), and Georgia (OCGA section 44-3-115 condo) confirming South Carolina aligns with the 10-day delivery and reasonable-fee industry defaults.