Wisconsin Condo Resale Disclosure Calculator — Wis. Stat. § 703.33 (15-Day Diligence Delivery)

How this calculator works

This is a timing-and-fee compliance tool for Wisconsin condominium resale disclosures under the Wisconsin Condominium Ownership Act. Given the seller's written request date, the scheduled contract or closing date, the fee charged for disclosure preparation, and a reference date for the deadline countdown, it returns:

1. The operative delivery deadline (request date plus 15 calendar days under the Wisconsin diligence standard interpreting Wis. Stat. § 703.33).
2. Days remaining until the deadline (negative if overdue) and the buffer from delivery deadline to contract / closing date.
3. A status flag: NOT YET REQUESTED, WITHIN DEADLINE, ON TIME, TIGHT TIMING, LATE RISK, or OVERDUE.
4. A reasonableness assessment of the fee charged against typical Wisconsin ranges and the implicit circuit-court challenge threshold.
5. The consolidated 10-item required-content checklist under § 703.33.

Use the calculator at request intake to confirm the manager has a clear delivery target, mid-process to spot at-risk timelines, and post-delivery to document compliance in the closing file.

The relevant Wis. Stat. Ch. 703 statute

The Wisconsin Condominium Ownership Act lives at Wis. Stat. Chapter 703. The resale-disclosure regime is governed primarily by Wis. Stat. § 703.33. The statute imposes three operative requirements on the association: deliver within a reasonable time after the written request, include the specified content, and limit the fee to a reasonable amount.

§ 703.33 — Resale disclosure required. The association shall, within a reasonable time after receipt of the unit owner's written request, furnish the disclosure documents. Wisconsin practice and the State Bar of Wisconsin Real Property Section guidance treat 15 CALENDAR DAYS as the operative diligence standard for "reasonable time."

§ 703.33 required content (consolidated) — The disclosure must include: monthly common-expense assessment and any unpaid balance from the seller; other fees payable; anticipated capital expenditures for the current and succeeding fiscal years; reserves for capital expenditures; most recent balance sheet and income / expense statement; current operating budget; unsatisfied judgments against the association and status of pending suits; insurance coverage for the benefit of unit owners; board notice of declaration or governing-document violations; statement of any borrowing by the association and outstanding loan balances.

§ 703.33 reasonable fee — The association may charge a reasonable fee for preparing the disclosure. No statutory dollar cap. Typical Wisconsin fees range $150-$350 for a standard package; rush surcharges add $50-$100. Fees exceeding $400 have been challenged as unreasonable in some Wisconsin circuit-court decisions where the underlying cost basis was not documented.

§ 703.33 buyer reliance — The association is bound by the statements in the disclosure 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.

Wisconsin-specific gotchas (NO super-priority, judicial-only foreclosure, 6/12-month redemption)

WISCONSIN DOES NOT FORMALLY LICENSE CAMs. Unlike Florida (Fla. Stat. § 468.431 LCAM), Nevada (NRS 116A CAM), and DC (CICM), Wisconsin has NO state-level licensure requirement for condominium managers. Disclosures signed by Wisconsin managers do not carry the regulatory authority that signed Florida LCAM documents carry; many Wisconsin associations have counsel review resale disclosures for consequential or commercial transactions to backstop the manager's work.

THE 15-DAY DILIGENCE STANDARD IS A SAFE HARBOR, NOT A HARD STATUTORY DEADLINE. § 703.33 says "reasonable time." The 15-day window is the State Bar of Wisconsin Real Property Section interpretation of "reasonable" and is the operative target for Wisconsin associations. Delivery within 15 days is presumptively reasonable; delivery later requires documented justification (complex association financials under audit, manager turnover, recent management-company transition, etc.). Build the 15-day window into the manager's operational SLA and treat it as a firm internal deadline.

THE BUYER-RELIANCE DEFENSE IS POWERFUL — INACCURATE DISCLOSURES COST THE ASSOCIATION COLLECTION RIGHTS. A buyer who closes with a Wisconsin resale disclosure in hand can use the disclosure as a defense against post-closing collection actions for matters that should have been but were not disclosed. If the disclosure says assessments are current and the seller actually owes $4,000, the association cannot collect that $4,000 from the new buyer — the buyer-reliance defense bars the claim. This is the single largest financial risk of sloppy disclosure preparation. The 10-item content checklist is the operational guardrail; complete every item every time.

FEES ABOVE $400 ARE CHALLENGE-VULNERABLE. § 703.33 permits a reasonable fee with no statutory cap, but Wisconsin circuit-court decisions have challenged fees above $400 where the association could not document the underlying cost basis. Best practice: adopt a written fee schedule reviewed annually by counsel; document the underlying cost basis (manager time, document-assembly cost, association-counsel review fee); and limit rush-surcharge use to genuine expedited requests rather than as a routine markup. Fees in the $150-$350 typical range are routinely sustained without challenge.

JUDICIAL-FORECLOSURE-ONLY ENVIRONMENT SHAPES THE LEDGER. Wisconsin is a judicial-foreclosure-only state under Wis. Stat. Ch. 846 with no super-priority lien under § 703.16. The combination means delinquent assessments often sit on the ledger for many months while the association evaluates whether judicial foreclosure economics work. When preparing a resale disclosure, ensure the seller's actual ledger balance is accurate as of the disclosure date — including any recorded statement of condominium lien under § 703.16(2). Missing a recorded statement of lien in the disclosure is a high-frequency source of buyer-reliance disputes.

ELECTRONIC DELIVERY IS ACCEPTED AND PREFERRED. § 703.33 does not specify delivery medium. Electronic delivery (email PDF, secure portal download) provides better delivery-evidence than paper mail and is universally accepted in current Wisconsin practice. Deliver by email with read receipt requested, include the full 10-item content list in a single combined PDF, and retain a copy in the association's transaction file.

CALENDAR DAYS, NOT BUSINESS DAYS. The 15-day diligence standard runs in calendar days. Weekends and holidays do not pause the deadline. If the 15th day falls on a non-business day, prudent practice is to deliver no later than the preceding business day; Wisconsin courts have not consistently extended private-party deadlines for non-business-day expirations.

What this calculator does NOT model

The calculator implements the TIMING-AND-FEE-COMPLIANCE math. It does NOT:

• Validate the substantive accuracy of the 10-item content (the manager remains responsible for confirming the underlying financials, judgments, insurance coverage, etc.).
• Compute the seller's actual ledger balance or the recorded statement-of-condominium-lien amount (use the Wisconsin Condo Assessment Lien Calculator for the lien-component math).
• Validate the form of the seller's written request (specific format, content, or signing requirements are typically declaration-specific).
• Project the buyer's rescission-rights window after late or missing delivery (fact-specific; consult counsel).
• Model the FHA / VA / Fannie Mae / Freddie Mac project-eligibility questionnaires that often accompany the Wisconsin disclosure but are not strictly required by § 703.33.
• Compute the marginal-cost basis for fee defensibility (document the underlying cost separately).
• Validate Wisconsin Department of Financial Institutions or Real Estate Examining Board rules that may govern third-party closing agents handling the disclosure.

For any consequential resale where the disclosure is material to the buyer's decision or where the association may face buyer-reliance exposure, retain Wisconsin counsel to review the disclosure before transmission.

Sources

Last reviewed: 2026-05-17 against:

• Wisconsin Statutes Chapter 703 (Wisconsin Condominium Ownership Act).
• Wis. Stat. § 703.33 (resale disclosure required; 10-item content list; reasonable fee; buyer reliance).
• State Bar of Wisconsin Real Property, Probate and Trust Law Section practitioner guidance treating 15 days as the operative diligence standard for "reasonable time."
• Comparative analysis against UCIOA model 10-day period, Florida estoppel-certificate 10-day delivery under Fla. Stat. § 718.503, Tennessee 10-day practice standard under Tenn. Code Ann. § 66-27-502, and Maryland 30-day delivery under MCA Real Property § 11-135.
• Wisconsin circuit-court decisions challenging resale-disclosure fees above $400 where the underlying cost basis was not documented.