Virginia Condominium Resale Certificate Calculator

How this calculator works

This is a resale-certificate deadline-and-fee validator for the Virginia Condominium Act. Given the certificate-request date, the real-estate contract date, the scheduled closing date, the actual delivery date (if known), and the fees charged by the unit owners' association, it returns:

1. The association's 14-day delivery deadline under Code of Virginia § 55.1-1990 (request date plus 14 calendar days).
2. The seller-to-purchaser delivery deadline that preserves the three-day cancellation window under § 55.1-1991 (closing date minus 3 calendar days).
3. A delivery-status flag (PENDING, DELIVERED ON TIME, DELIVERED LATE, OVERDUE).
4. A fee-compliance verdict against the § 55.1-1990 caps ($317 certificate preparation, $100 inspection, $100 rush — 2024 DPOR-published base).
5. The canonical 17-document certificate checklist required by § 55.1-1993.

Use the calculator when the listing agreement is signed to confirm sufficient lead time; on the certificate-request date to memorialize the delivery deadline; and after delivery to confirm fee compliance.

The relevant Code of Virginia statute

The Virginia Condominium Act lives at Code of Virginia § 55.1-1900 to § 55.1-2060 (formerly Title 55, Chapter 4.2). The key sections for the resale certificate:

§ 55.1-1990 sets the resale-certificate content, the 14-calendar-day delivery requirement after a written request, and the fee caps. The fee caps are reset periodically by the Common Interest Community Board (CICB) at the Department of Professional and Occupational Regulation (DPOR); the 2024 base caps are $317 for certificate preparation, $100 for a unit inspection, and $100 for expedited service.

§ 55.1-1991 gives the purchaser a three-calendar-day right to cancel the real-estate contract after receiving the certificate. The right terminates on delivery of the deed and payment of the purchase price.

§ 55.1-1992 provides the remedy for an association's failure to deliver: actual damages and a refund of any fees charged. The certificate is deemed accepted if the association does not produce it within the statutory window.

§ 55.1-1993 specifies the required content of the resale certificate — the 17-item checklist this calculator returns.

18VAC48-70 is the CICB regulation chapter on common-interest-community manager licensing and resale-fee disclosure. The cover sheet required by 18VAC48-70 lists each certificate item and indicates whether it is included or not applicable.

Key thresholds and gotchas

14 calendar days, not business days. The § 55.1-1990 delivery window runs in calendar days. A request received on April 1 is due by April 15.

The clock starts on receipt, not request preparation. Mail time, agent forwarding, and management routing all count. A request prepared April 1 but received by the association on April 5 is due April 19.

The 17-day lead-time minimum. The 14-day association window plus the 3-day cancellation window means a closing scheduled less than 17 days after the request creates compliance risk.

Rush fees require explicit election. A rush fee billed by default is a § 55.1-1990 violation. The election must be explicit and documented; verbal elections are insufficient.

The fee cap is reset periodically. The 2024 base of $317 is not permanent. DPOR publishes the current amount; verify before billing.

Certificate content includes condo-specific items. Unlike the POAA disclosure packet, the condo certificate includes the percentage-undivided-interest allocation schedule and the limited-common-element assignment schedule. These two items frequently surface defects in the chain of governing-documents amendments.

Insurance coverage disclosure includes D&O. The condo certificate must disclose directors-and-officers liability coverage along with property, general liability, and fidelity. The condo's higher governance complexity makes D&O coverage a routine disclosure expectation.

Master deed amendments require chain-of-title analysis. The certificate must include the recorded master deed AND all amendments. Many older Virginia condos have multiple amendment recordings with gaps or out-of-order recording numbers; the association manager preparing the certificate must confirm the complete chain.

Worked example: standard timeline with no rush

Contract signed April 1. Closing scheduled May 15. Certificate request submitted April 1.

• Association delivery deadline: April 15.
• Seller-to-purchaser delivery deadline: May 12.
• Lead time: 44 days. Sufficient.
• Certificate fee $250 (under $317 cap). Inspection $0. Rush $0.
• Verdict: COMPLIANT.

Worked example: tight timeline triggering INSUFFICIENT lead time

Contract signed May 1. Closing scheduled May 15. Certificate request submitted May 1.

• Association delivery deadline: May 15 (same as closing).
• Seller-to-purchaser delivery deadline: May 12.
• Lead time: 14 days. INSUFFICIENT (under 17 days).
• Recommendation: reschedule closing to at least May 18 or accept the risk of closing without an effective cancellation window.

Worked example: overdue delivery

Certificate request April 1. Today is April 20. No delivery. Closing May 15.

• Deadline was April 15. Five days overdue.
• Status: OVERDUE.
• Verdict: § 55.1-1992 exposure. The association may be required to refund fees and is liable for actual damages.
• Next action: document the request and missed deadline in writing; demand immediate delivery; consider escalating to the CICB.

Worked example: rush fee charged without election

Certificate $317 (at cap). Inspection $0. Rush $100 charged. Rush election: NO.

• Total $417.
• Verdict: FEE COMPLIANCE ISSUE. The rush fee was billed without explicit election; § 55.1-1990 violation.
• Next action: refund the rush fee and update the request form to include a rush-election checkbox.

What this calculator does NOT model

The calculator implements the § 55.1-1990 / § 55.1-1991 deadline-and-fee math. It does NOT:

• Validate the content of the certificate itself.
• Model the closing-statement-of-account requirements under § 55.1-1994.
• Compute architectural-review approval timelines for an open violation noted in the certificate.
• Model the master-deed amendment chain-of-title analysis required to confirm the certificate's master deed is the current recorded version.
• Validate the form of the § 55.1-1993 cover sheet under 18VAC48-70.
• Apply the special-purpose provisions for resales by the declarant during the declarant-control period.
• Model the conversion-condominium disclosure provisions in § 55.1-2000 (special-purpose disclosures for conversions of rental buildings).

For any contested or out-of-the-ordinary resale (declarant transition, pending litigation, master-deed amendment gap, conversion condominium, mixed-use building), retain Virginia counsel familiar with condominium practice and a CIC-licensed manager familiar with the association's specific governing documents.

Counting conventions

The calculator uses CALENDAR days throughout. April 1 plus 14 calendar days is April 15. The 3-day cancellation window counts calendar days and may include weekends.

The lead-time threshold of 17 days is the sum of the 14-day delivery window and the 3-day cancellation window.

Fees are compared individually against the per-line-item caps under § 55.1-1990. A total fee above the sum of caps is not, by itself, a violation; the violation is on a per-item basis.

Sources

Last reviewed: 2026-05-16 against:

• Code of Virginia § 55.1-1990 (resale-certificate content, 14-day delivery, statutory fee caps).
• Code of Virginia § 55.1-1991 (purchaser three-day cancellation right).
• Code of Virginia § 55.1-1992 (association liability for failure to deliver).
• Code of Virginia § 55.1-1993 (required content of resale certificate).
• Code of Virginia § 55.1-1994 (closing statement of account).
• Code of Virginia § 55.1-2000 (conversion condominium disclosure).
• 18VAC48-50 (DPOR CIC Board regulations on CIC manager licensing).
• 18VAC48-70 (CICB regulations on resale-fee disclosure).
• DPOR Common Interest Community Board fee-cap publication (2024 base — $317 certificate preparation).
• Unit Owners Ass'n of Buildamerica-1 v. Gillman, 223 Va. 752 (1982) — Virginia Condominium Act construction principles.