California
California HOA and Condo Escrow Disclosure Documents: Fees, Deadlines, and How to Order
Escrow Disclosure Documents are what a title company asks for before a California closing. California associations must deliver them within 10 days. California puts no dollar cap on the fee.
Free for the resale platform. No contract to sign.
California Escrow Disclosure Documents
Example Vista Owners Association
Regular assessment
$185.00 monthly
Reserve balance
$208,800.00
Master insurance
Certificate on file
Due to the requester
Within 10 days
California at a glance
- What California calls it
- Escrow Disclosure Documents
- Fee cap
- No fixed dollar cap
- Delivery deadline
- 10 days
- Buyer's right to cancel
- No statutory right tied to this document
Also called: HOA disclosure documents, Civil Code 4525 documents, Davis-Stirling disclosures. If you were told to get a California resale certificate, or a CA resale certificate as closing agents write it, for a home in an HOA or a condominium, this is that document. It has nothing to do with the sales tax resale certificate a retailer files with the state.
What California law sets
One set of rules covers California. Havn applies it to every order in the state.
Civil Code 4525
Davis-Stirling Act. Applies to condominiums, HOAs and planned communities, and cooperatives.
- Required by statute
- Yes
- Fee
- No fixed dollar cap
- Deadline
- 10 days from the request
California HOA laws on resale documents, in plain words
Each entry links to the official text. Read the statute itself before relying on a summary.
Civil Code 4000-6150 (Davis-Stirling Act)
The Davis-Stirling Common Interest Development Act is California's primary statute for condominiums, planned developments (homeowners associations), and stock cooperatives. It governs how these communities are created and operated, including board governance and elections, assessments and collections, financial and records disclosure to members, dispute resolution, and the documents an association must provide when a unit or lot changes ownership.
Civil Code 6500-6876 (Commercial CID Act)
The Commercial and Industrial Common Interest Development Act is a parallel statute modeled on Davis-Stirling that governs common interest developments made up of commercial or industrial lots rather than residences. It covers formation, association powers and management, record keeping, and conflict-of-interest rules, but it does not carry the same board election or resale disclosure requirements that apply to residential communities.
Civil Code 4525 (Resale disclosure documents)
Requires an association to give a prospective buyer a defined package of governing, financial, and assessment-related documents before a sale of a unit or lot closes. Applies to condominium and planned-community (homeowners association) communities under the Davis-Stirling Act.
Civil Code 4525(a)(4) (Assessment and payoff statement)
As part of the resale disclosure package, the association must provide a written statement of the property's current assessments and any unpaid assessments, fees, or fines, which escrow relies on as the payoff or demand statement to close the sale. Applies to condominium and planned-community associations.
Civil Code 4530 (Fee schedule and delivery deadline)
Sets the general timeframe within which an association must deliver the resale disclosure documents once requested, and limits what it may charge for preparing and providing them. Applies to condominium and planned-community associations.
The notice Havn prints on California escrow disclosure documents
Every California document Havn prepares carries a notice that tells the reader where the document comes from and what California law says about it. This is the wording, act by act.
Civil Code 4525Condominiums, HOAs and planned communities, and cooperatives
These documents are furnished under Article 2 of the Davis-Stirling Common Interest Development Act, Civil Code Sections 4525 through 4545. Civil Code Section 4525 requires the seller to give them to a prospective purchaser as soon as practicable before title transfers or a real property sales contract is signed. The association has supplied them on the written request of the owner, or of a recipient the owner authorized, within the 10 days allowed by Civil Code Section 4530. The statement of current regular and special assessments and fees, of assessments, fines, and penalties unpaid on the date of the statement, and of late charges, interest, and costs of collection that are or may become a lien on the separate interest is given under Civil Code Section 4525(a)(4) and is true as of the issue date shown above. Charges that become due after the date of that statement are not covered by it, and are the obligation of whoever owns the separate interest at the time they become due. The fee for these documents is a reasonable fee based on the association's actual cost, is itemized on the enclosed form required by Civil Code Section 4528, is stated and billed separately from every other transfer charge, and is the responsibility of the seller. A seller may provide current copies already in the seller's possession at no cost and is not required to purchase every document listed on that form. California law sets no expiration date for these documents and gives the purchaser no cancellation period tied to them; any review period is set by the purchase contract. A person who willfully violates Article 2 is liable to the purchaser for actual damages and a civil penalty of up to $500, and the prevailing party in an action to enforce that liability is awarded reasonable attorney's fees (Civil Code Section 4540). A violation of Article 2 does not affect the validity of title to the property transferred (Civil Code Section 4545).
Documents California adds to the package
Beyond the governing documents, budget, and financial statements every state expects, California adds these. Havn attaches each one as its own exhibit.
- Assessment enforcement and collection policy (Civil Code 5310)
- Assessment and reserve funding disclosure summary (Civil Code 5300)
- Insurance summary (Civil Code 5300)
- Unresolved notices of violation for the unit (Civil Code 5855)
- Construction defect list and settlement notice (Civil Code 6000 and 6100)
- Most recent exterior elevated elements inspection report (Civil Code 5551)
California escrow disclosure documents: common questions
What are California escrow disclosure documents?
It is what California law has the association provide when a home in condominiums, HOAs and planned communities, and cooperatives is sold: a statement of what the home owes and of the association's finances, insurance, and rules, under Civil Code 4525.
How much do California escrow disclosure documents cost?
California sets no dollar cap, so the association or its management company sets the fee.
How long does a California association have to provide escrow disclosure documents?
10 days, counted from the request.
Are escrow disclosure documents required in California?
Yes, for condominiums, HOAs and planned communities, and cooperatives, under Civil Code 4525.
Can a buyer cancel after receiving California escrow disclosure documents?
California law ties no cancellation right to this document. Any right to cancel comes from the purchase contract or from other disclosure laws.
Who pays for escrow disclosure documents in California?
Whoever orders them pays the association's fee, usually the seller or the closing agent on the seller's behalf, and the purchase contract can move the cost to the buyer.
What is included in California escrow disclosure documents?
What the home owes the association, the fees due at closing, the budget and reserves, the insurance the association carries, pending lawsuits, and the governing documents. California adds 6 more items, listed on this page. The full list is in Civil Code 4525.
How do I get California escrow disclosure documents?
Ask the association, or its management company if it has one. Many take the request through an online order page and deliver by email. Once asked, a California association has 10 days. A buyer should ask the seller or the closing agent to order it.
Is this the same as a California sales tax resale certificate?
No. A sales tax resale certificate is a form a retailer gives a supplier so it can buy goods without paying sales tax. It shares a name and nothing else. This page is about the HOA document used when a home is sold.
How California compares with its neighbors
Management companies that work across state lines meet a different rule on each side. California: no fixed dollar cap, 10 days.
Arizona
Resale Disclosure Report
$400
10 days
Required by statute
Nevada
Resale Package
$185
10 days
Required by statute
Oregon
Resale Package
No fixed dollar cap
10 business days
Not required by statute
See all 51 jurisdictions on the map, compare every state in the fee and deadline table, or read about lender questionnaires, estoppel letters, and demand letters.
Your next California escrow disclosure documents could assemble themselves.
The resale platform is free for the association. The requester pays for the document. No contract to sign.