Georgia
Georgia HOA Closing Letter and Resale Package: Fees, Deadlines, and How to Order
No Georgia statute requires a resale package, but title companies and lenders still ask for one before closing. Associations furnish it under their governing documents, and a related statute gives the association 5 business days to state what a home owes.
Free for the resale platform. No contract to sign.
Georgia Resale Package
Example Shores Owners Association
Regular assessment
$265.00 monthly
Reserve balance
$96,000.00
Master insurance
Certificate on file
Due to the requester
Within 5 business days
Georgia at a glance
- What Georgia calls it
- Resale Package
- Fee cap
- No fixed dollar cap
- Delivery deadline
- 5 business days
- Buyer's right to cancel
- No statutory right tied to this document
Also called: HOA closing letter, closing letter, statement of account. If you were told to get a Georgia resale certificate, or a GA 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 each Georgia act sets
Georgia has 2 sets of rules, and which one applies depends on how the community was created. Havn asks once which act governs a community, then applies that act's limits to every order.
O.C.G.A. 44-3-109
Condominium Act. Applies to condominiums.
- Required by statute
- No. Furnished under the governing documents.
- Fee
- No fixed dollar cap
- Deadline
- 5 business days from the request
O.C.G.A. 44-3-232
Property Owners' Association Act. Applies to HOAs and planned communities.
- Required by statute
- No. Furnished under the governing documents.
- Fee
- No fixed dollar cap
- Deadline
- 5 business days from the request
Georgia HOA laws on resale documents, in plain words
Each entry links to the official text. Read the statute itself before relying on a summary.
O.C.G.A. 44-3-70 (Condominium Act)
The Georgia Condominium Act governs condominiums created by a recorded declaration submitting property to the Act, covering formation, the declarant's obligations, unit owner rights and voting, common element and association governance, insurance, and assessments. It does not set out a separate statutory resale disclosure package; beyond the statement of account provision below, information provided to a purchaser or lender and any related fees are governed by the condominium instruments.
O.C.G.A. 44-3-109 (Statement of account)
On request from a unit owner, mortgagee, purchaser, or lender, the condominium association must furnish a statement of the assessments owed on a unit. The statute sets a delivery deadline for that response and a cap on the fee the association may charge, with a consequence to the association's lien rights if the deadline is missed. A fee of no more than $10 may be required as a prerequisite to the statement only if the condominium instruments so provide.
O.C.G.A. 44-3-220 (Property Owners' Association Act)
The Georgia Property Owners' Association Act governs homeowners' and property owners' associations for planned communities other than condominiums, covering the association's creation, governing documents, board and member governance, and its authority to levy assessments and place liens for amounts unpaid. It does not set out a separate statutory resale disclosure package; beyond the statement of account provision below, information provided to a purchaser or lender and any related fees are governed by the association's governing documents. The Act applies only to a development whose recorded declaration affirmatively submits the property to it (O.C.G.A. 44-3-222); its protections may be claimed only by developments submitted to the Act.
O.C.G.A. 44-3-232 (Statement of account)
On request from a lot owner, mortgagee, purchaser, or lender, the property owners' association must furnish a statement of the assessments owed on a lot. The statute sets a delivery deadline for that response and a cap on the fee the association may charge, with a consequence to the association's lien rights if the deadline is missed. A fee of no more than $10 may be required as a prerequisite to the statement only if the instrument so provides.
The notice Havn prints on every Georgia resale package
Every Georgia document Havn prepares carries a notice that tells the reader where the document comes from and what Georgia law says about it. This is the wording, act by act.
O.C.G.A. 44-3-109Condominiums
No Georgia statute requires this resale package. It is prepared under the association's declaration and bylaws, and its fee is set by those documents rather than by statute. Georgia law separately entitles a unit owner, a mortgagee, a purchaser under contract, or a lender considering a loan on the unit to a statement of the assessments past due and unpaid on the unit, with applicable late charges and interest, under O.C.G.A. 44-3-109(d). That statement must be requested in writing, delivered to the association's registered office, and the request must state an address to which the statement is to be sent; a fee of no more than $10.00 may be required before the statement is issued, and only if the condominium instruments so provide, and the statement must be furnished within 5 business days after the association receives the request. If the association does not furnish it in time, its lien for assessments is extinguished as to the title or interest the purchaser or lender, and their successors and assigns, acquire in this transaction. Amounts stated in a statement furnished under O.C.G.A. 44-3-109(d) in response to such a written request are binding on the association and on every unit owner; the figures in this package are provided under the association's governing documents and carry that statutory binding effect only to the extent this package responds to such a request. On a resale, Georgia law gives the purchaser no right to cancel the purchase contract based on this package and sets no expiration date for it; a different rule, a seven day right to void, applies under O.C.G.A. 44-3-111 only to the first bona fide sale of a residential unit, and amounts in a statement furnished under O.C.G.A. 44-3-109(d) are those due and payable at the expiration of the five business day period.
O.C.G.A. 44-3-232HOAs and planned communities
No Georgia statute requires this resale package. It is prepared under the association's recorded declaration and bylaws, and its fee is set by those documents rather than by statute. Everything stated below about the Georgia Property Owners' Association Act applies only if this association's recorded declaration states an affirmative election to be governed by that Act under O.C.G.A. 44-3-222; if it does not, the Act gives no statement right, no fee cap, no deadline, and no lien consequence here, and only the association's governing documents control. Under O.C.G.A. 44-3-232(d), a lot owner, a mortgagee, a purchaser under contract, or a lender considering a loan on the lot is entitled to a statement of the assessments past due and unpaid on the lot, with applicable late charges and interest. That statement must be requested in writing, delivered to the association's registered office, and the request must state an address to which the statement is to be sent; a fee of no more than $10.00 may be required before the statement is issued, and only if the instrument so provides, and the statement must be furnished within 5 business days after the association receives the request. If the association does not furnish it in time, its lien for assessments is extinguished as to the title or interest the purchaser or lender, and their successors and assigns, acquire in this transaction. Amounts stated in a statement furnished under O.C.G.A. 44-3-232(d) in response to such a written request are binding on the association and on every lot owner; the figures in this package are provided under the association's governing documents and carry that statutory binding effect only to the extent this package responds to such a request. Georgia law gives the purchaser no right to cancel the purchase contract based on this package and sets no expiration date for it; amounts in a statement furnished under O.C.G.A. 44-3-232(d) are those due and payable at the expiration of the five business day period.
Georgia resale package: common questions
What is a Georgia resale package?
It is the package a Georgia association puts together when a home in the community is sold: what the home owes, plus the association's budget, insurance, and governing documents. No Georgia statute prescribes it, so its contents follow the governing documents and what the closing asks for.
Is a Georgia HOA closing letter the same as a resale package?
Not quite. The closing letter answers one question: what the home owes. Georgia's statutes call that a statement of account and give the association five business days to furnish it. The resale package is broader and no Georgia statute requires it.
How much does a Georgia resale package cost?
Georgia sets no dollar cap and no statute governs the fee, so the governing documents and the management contract decide it.
How long does a Georgia association have to provide a resale package?
5 business days, counted from the request.
Is a resale package required in Georgia?
No Georgia statute requires a resale package. Buyers, lenders, and title companies still ask for one, and associations furnish it under their governing documents.
Can a buyer cancel after receiving a Georgia resale package?
Georgia 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 the resale package in Georgia?
Whoever orders it 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 a Georgia resale package?
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.
How do I get a resale package in Georgia?
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 Georgia association has 5 business days. A buyer should ask the seller or the closing agent to order it.
Is this the same as a Georgia 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 Georgia compares with its neighbors
Management companies that work across state lines meet a different rule on each side. Georgia: no fixed dollar cap, 5 business days.
Florida
Estoppel Certificate
$299
10 business days
Required by statute
South Carolina
Resale Package
No fixed dollar cap
No statutory deadline
Not required by statute
North Carolina
Resale Certificate
No fixed dollar cap
No statutory deadline
Required by statute
Tennessee
Resale Disclosure
No fixed dollar cap
10 business days
Required by statute
Alabama
Resale Certificate
No fixed dollar cap
10 days
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 Georgia resale package could write itself.
The resale platform is free for the association. The requester pays for the document. No contract to sign.