Texas HOA Resale Certificate Deadline Calculator

What this calculator does

Texas Property Code Chapter 207 requires a property owners association to deliver a resale certificate within 10 calendar days of a written request. The certificate is the Texas equivalent of Florida's estoppel certificate — it discloses current assessments, pending violations, reserve balances, and pending litigation so a buyer can make an informed purchase decision.

This calculator answers four practical questions for buyers, sellers, agents, and boards:

1. Delivery deadline. When must the association deliver the certificate? (Request date + 10 calendar days.)
2. Overdue status. Is the certificate overdue as of today?
3. Buyer's cancellation deadline. When does the buyer's 7-day right to cancel close? (7 days from receipt if received before closing; 7 days from closing if not received before closing.)
4. Days remaining. How many days remain for the buyer to cancel?

The statutes — § 207.003, § 207.006, and § 207.007

§ 207.003 — delivery deadline. The association must deliver the resale certificate within 10 calendar days of a written request. The clock runs from the date the written request is received by the association. Associations that miss the deadline are in default and may be liable for the buyer's damages under § 207.006.

§ 207.006 — liability for errors. The association is liable to the buyer for any actual damages caused by an inaccurate or incomplete certificate if the buyer relied on the inaccuracy to their detriment. Common errors include understating the delinquency balance on the unit, failing to disclose a pending special assessment, and misstating the reserve fund balance. The liability under § 207.006 attaches to the association, not to a third-party management company — though indemnification provisions in the management agreement may shift the economic risk.

§ 207.007 — buyer's cancellation right. The buyer has the right to cancel the purchase contract within 7 calendar days of receiving the certificate. If the certificate was not delivered before closing, the buyer has 7 calendar days after the closing date to cancel. The cancellation right is unconditional during the window — the buyer does not need a reason. The seller must return all earnest money upon a timely cancellation.

The 10-day delivery clock — practical compliance

The 10-day clock is calendar days, not business days. An association that receives a request on a Friday must deliver the certificate by the following Monday of the following week (Friday + 10 calendar days = second Monday). This is a tighter window than it appears when weekends and holidays are counted.

Most Texas HOA management software generates the resale certificate from the owner's account ledger and the board's pending-action queue. The most common causes of late delivery are: (a) the management company did not receive the request promptly from the listing agent; (b) the pending-litigation or pending-special-assessment sections require manual review and board input; (c) the reserve fund balance is not current in the system. Associations should establish a dedicated resale-certificate request intake process (designated email address, acknowledgment auto-reply, and 24-hour escalation to the manager) to prevent the 10-day window from slipping.

The buyer's cancellation right — the most critical transaction risk

The § 207.007 cancellation right is non-waivable. Sellers and listing agents who attempt to shorten or eliminate the cancellation window by contract expose the transaction to a challenge. Buyers who are not made aware of their right by their agent have sued both the seller's agent and the buyer's agent for failure to disclose a material statutory right.

The dual-trigger structure of § 207.007 creates a distinctive post-closing risk: if the certificate is not delivered before closing, the buyer gets 7 days from closing to cancel — meaning a closed and funded transaction can be unwound within the first week. Lenders who fund without confirming the resale certificate was delivered before closing are funding into a post-closing cancellation risk.

Best practice for the transaction sequence: (a) request the certificate at or shortly after contract execution; (b) confirm delivery to the buyer in writing before the closing date; (c) document the buyer's receipt date; (d) confirm the 7-day cancellation window has expired before closing.

Worked example — on-time delivery, cancellation window before closing

A buyer executes a contract on May 1, 2026 and the buyer's agent requests the resale certificate the same day. The association delivers the certificate on May 8, 2026 (7 days after request — within the 10-day deadline). Closing is scheduled for May 22, 2026.

Apply the calculator (asOfDate = May 19, 2026):

• Delivery deadline: May 1 + 10 days = May 11, 2026.
• Certificate status: On time — received May 8, before the deadline.
• Buyer's cancellation deadline: May 8 + 7 days = May 15, 2026.
• Days remaining to cancel (asOfDate May 19): May 15 is 4 days ago — window is closed. The buyer can no longer cancel under § 207.007 and the closing on May 22 is protected from post-closing cancellation.

Worked example — certificate not delivered before closing

Same contract. The association fails to deliver the certificate before closing on May 22, 2026. The buyer closes and funds.

Apply the calculator (asOfDate = May 25, 2026):

• Delivery deadline: May 11 — overdue by 14 days as of May 25.
• Certificate status: Not delivered before closing.
• Buyer's cancellation deadline: May 22 + 7 days = May 29, 2026.
• Days remaining to cancel: 4 — the buyer may still cancel.

The buyer retains the right to cancel and demand return of all earnest money. The association and the seller are exposed to the buyer's damages under § 207.006 for the late delivery. This is the exact scenario the 10-day mandate was designed to prevent.

Contents of the resale certificate — § 207.003

Section 207.003 requires the certificate to disclose: (a) the frequency and amount of regular assessments; (b) current delinquency on the unit; (c) any unsatisfied judgments against the association; (d) pending lawsuits involving the association; (e) any transfer fees the association charges; (f) known violations of the dedicatory instruments on the property; (g) the current operating budget and reserve fund balance; and (h) any approved but unlevied special assessments. An incomplete certificate — one that omits a pending $500,000 special assessment, for example — exposes the association to § 207.006 liability equal to the buyer's actual damages from relying on the omission.

How this page is maintained

Chapter 207 of the Texas Property Code is stable. We monitor each biennial Texas legislative session and re-stamp this page within the quarter after any substantive change to § 207.003, § 207.006, or § 207.007.

Last reviewed: 2026-05-19 against Tex. Prop. Code § 207.003, § 207.006, and § 207.007.