Virginia POAA Resale Disclosure Packet Calculator

How this calculator works

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

1. The association's 14-day delivery deadline under Code of Virginia § 55.1-1809 (request date plus 14 calendar days).
2. The seller-to-purchaser delivery deadline that preserves the three-day cancellation window under § 55.1-1810 (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 § 55.1-1809 caps ($317 packet preparation, $100 inspection, $100 rush — 2024 DPOR-published base).
5. The canonical 15-document packet checklist required by § 55.1-1809.

Use the calculator on the day the listing agreement is signed to confirm there is enough lead time for the statutory windows; use it again on the packet-request date to memorialize the delivery deadline; and use it after delivery to confirm fee compliance.

The relevant Code of Virginia statute

The Virginia Property Owners' Association Act lives at Code of Virginia § 55.1-1800 to § 55.1-1850 (formerly Title 55, Chapter 26). The key sections for the resale disclosure packet:

§ 55.1-1809 sets the disclosure-packet 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 packet preparation, $100 for a lot inspection if requested, and $100 for expedited service if the requester elects rush.

§ 55.1-1810 gives the purchaser a three-calendar-day right to cancel the real-estate contract after receiving the disclosure packet. The right terminates on delivery of the deed and payment of the purchase price.

§ 55.1-1811 provides the remedy for an association's failure to deliver: actual damages and a refund of any fees charged. The packet is deemed accepted if the association does not produce it within the statutory window.

§ 55.1-1814 governs the recordation of declarations and bylaws; the packet must include the recorded versions.

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

Key thresholds and gotchas

14 calendar days, not business days. The § 55.1-1809 delivery window runs in calendar days. A request received on April 1 is due by April 15. If the deadline falls on a weekend or holiday, the safe practice is to treat the deadline as that date and deliver one or two days earlier.

The clock starts on actual receipt, not on the date of the request. Mail time, agent-forwarding time, and association-management routing all count against the 14 days. A request prepared on 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 packet request creates compliance risk. Either the association cannot deliver in time or the purchaser cancellation window cannot fit before closing.

Rush fees require election, not assumption. A rush fee billed by default without an explicit purchaser or seller election is a § 55.1-1809 violation. The fee must be separately disclosed on the invoice and the election must be documented. Include a rush-election checkbox on the request form and decline to charge the rush fee unless the box is checked.

The packet-fee cap is reset periodically. The 2024 base of $317 is not permanent. DPOR publishes the current amount on the CICB site; verify before billing. An association charging the prior cap after a reset is exposed to fee-refund and DPOR-discipline risk.

Inspection fee is separate from packet fee. The $100 inspection cap is in addition to the $317 packet-preparation cap when an inspection is requested. The inspection is requested when the buyer wants confirmation that the lot is in architectural-review compliance.

Cancellation is in writing. The purchaser cancellation under § 55.1-1810 must be in writing and delivered (or postmarked) within the three-calendar-day window. A verbal cancellation does not stop the closing.

Cancellation right terminates on closing. Even if the three days have not elapsed, delivery of the deed and payment of the purchase price forfeit the cancellation right. A same-day closing inside the three-day window is permitted but the purchaser loses the statutory protection.

This is a POAA calculator, not a condo calculator. The Virginia Condominium Act (Code of Virginia § 55.1-1900 to § 55.1-2060) governs condominium resale disclosure CERTIFICATES under § 55.1-1990. The condo rule is similar but distinct; use the Virginia Condo Resale Certificate calculator for condominiums.

Worked example: standard timeline with no rush

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

• Association delivery deadline: April 15 (April 1 plus 14 days).
• Seller-to-purchaser delivery deadline: May 12 (May 15 minus 3 days).
• Lead time: 44 days. Sufficient.
• Packet fee $250 (under $317 cap). Inspection fee $0. Rush fee $0.
• Verdict: COMPLIANT. Association has 14 days; seller has the cushion to forward to purchaser and let the three-day cancellation window run before closing.

Worked example: tight timeline triggering INSUFFICIENT lead time

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

• Association delivery deadline: May 15 (May 1 plus 14 days). Same as closing.
• Seller-to-purchaser delivery deadline: May 12 (May 15 minus 3 days).
• Lead time: 14 days. INSUFFICIENT (under 17 days).
• Problem: if the association uses its full 14 days, the seller cannot deliver to the purchaser with a 3-day cancellation cushion before the May 15 closing.
• Recommendation: either reschedule closing to at least May 18 or accept the risk of closing without an effective cancellation window.

Worked example: overdue delivery and § 55.1-1811 exposure

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

• Association delivery deadline: April 15. Today is April 20. Five days overdue.
• Delivery status: OVERDUE.
• Verdict: § 55.1-1811 exposure. Association may be required to refund any packet fees and is liable for actual damages caused by the delay. The packet is deemed accepted for cancellation-analysis purposes.
• Next action: document the request and missed deadline in writing; demand immediate delivery; consider escalating to the CICB if the pattern continues.

Worked example: rush fee charged without election

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

• Total fees $417.
• Packet fee within cap. Inspection within cap. Rush fee within $100 cap but charged without election.
• Verdict: FEE COMPLIANCE ISSUE. The rush fee is a § 55.1-1809 violation because it was billed without an explicit requester election.
• Next action: refund the rush fee, document the corrected invoice, and update the packet-request form to include a rush-election checkbox.

What this calculator does NOT model

The calculator implements the § 55.1-1809 / § 55.1-1810 deadline-and-fee math. It does NOT:

• Validate the content of the packet itself — the calculator returns the canonical checklist, but the seller, the association manager, or the title company must confirm each item is actually present and current.
• Model the § 55.1-1812 association-statement-of-account requirements (the closing-statement of unpaid assessments and the association's pre-closing payoff letter).
• Compute the architectural-review-board approval window or the violation-cure window for an open architectural violation noted in the packet.
• Model the § 55.1-1814 declaration-recordation requirements or the chain-of-title analysis needed to confirm the packet's declaration is the current recorded version.
• Validate the form of the § 55.1-1809 cover sheet under 18VAC48-70.
• Apply the lesser-used provisions for resales of newly-constructed lots from the declarant under § 55.1-1815 (declarant transition-control disclosure).

For any contested or out-of-the-ordinary resale (declarant transition, pending litigation, architectural violation, multi-lot transaction), retain Virginia counsel familiar with POAA 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 similarly counts calendar days; the window may include weekends. The statute does not exclude weekends or holidays from the count.

The lead-time threshold of 17 days is the sum of the 14-day delivery window and the 3-day cancellation window. The calculator flags lead times below 17 days as INSUFFICIENT.

Fees are compared individually against the per-line-item caps under § 55.1-1809. A total fee above the sum of caps is not, by itself, a violation; the violation is on a per-item basis. The calculator reports the per-item violation (if any) and the total fees charged.

Sources

Last reviewed: 2026-05-16 against:

• Code of Virginia § 55.1-1809 (POAA disclosure-packet content, 14-day delivery, statutory fee caps).
• Code of Virginia § 55.1-1810 (purchaser three-day cancellation right).
• Code of Virginia § 55.1-1811 (association liability for failure to deliver).
• Code of Virginia § 55.1-1814 (recordation of declaration and bylaws).
• Code of Virginia § 55.1-1815 (declarant transition-control disclosure).
• 18VAC48-50 (DPOR Common Interest Community Board regulations on CIC manager licensing).
• 18VAC48-70 (CICB regulations on common-interest-community manager licensing and packet-fee disclosure).
• DPOR Common Interest Community Board fee-cap publication (2024 base — $317 packet preparation; verify current amount).
• Manchester Oaks Homeowners Ass'n v. Batt, 284 Va. 409 (2012) — POAA construction principles.
• Sully Station II Community Ass'n v. Dye, 259 Va. 282 (2000) — POAA enforceability of association decisions.