Nebraska
Nebraska Condo Resale Certificate: Fees, Deadlines, and How to Order
A resale certificate is the document a title company asks for before a Nebraska closing. Nebraska associations must deliver it within 10 days. Nebraska puts no dollar cap on the fee.
Free for the resale platform. No contract to sign.
Nebraska Resale Certificate
Example Prairie Condominium Association
Regular assessment
$365.00 monthly
Reserve balance
$96,000.00
Master insurance
Certificate on file
Due to the requester
Within 10 days
Nebraska at a glance
- What Nebraska calls it
- Resale Certificate
- 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 resale certificate, condo resale certificate. If you were told to get a Nebraska resale certificate, or an NE 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 Nebraska law sets
One set of rules covers Nebraska. Havn applies it to every order in the state.
Neb. Rev. Stat. 76-884
Condominium Act. Applies to condominiums.
- Required by statute
- Yes
- Fee
- No fixed dollar cap
- Deadline
- 10 days from the request
Nebraska condo laws on resale documents, in plain words
Each entry links to the official text. Read the statute itself before relying on a summary.
Neb. Rev. Stat. 76-825 (Condominium Act)
The Nebraska Condominium Act governs condominiums created in Nebraska on or after January 1, 1984, while an earlier condominium property law continues to govern condominiums formed before that date. It covers the creation of condominium regimes through a declaration, the unit owners association and its governing board, common elements, assessments and liens, association records, and purchaser protections such as public offering statements. Certain of its provisions, including its resale disclosure requirement, apply to all condominiums in the state regardless of when they were created.
Neb. Rev. Stat. 76-884 (Resale of Unit; Information Required)
Unless a public offering statement is required or the sale is exempt under 76-878(b), the unit owner (and any real estate professional offering the unit) furnishes the purchaser before conveyance the declaration (without plats and plans), the bylaws, the rules, and seven items: the monthly common expense assessment and any unpaid common expense or special assessment due from the selling owner; other fees payable by unit owners; the most recent balance sheet and income and expense statement; the current operating budget; a statement that a copy of any insurance policy for the benefit of unit owners is available from the association on request; the remaining term of any leasehold estate; and any threatened or pending litigation involving the unit or the association. The association furnishes the information in writing within 10 days after the unit owner's request; no fee is stated. The purchaser is not liable for any unpaid assessment or fee beyond the amounts set forth, and the seller is not liable for the association's errors or delay. No cancellation right is given. Applies to condominiums created before January 1, 1984 as well, for events after that date (76-826). Nebraska has no planned-community or homeowners association act.
Neb. Rev. Stat. 76-874 (Lien for assessments; statement of unpaid assessments)
Gives the association a lien on a unit for assessments from the time they become due, with the priority, perfection, and enforcement rules of the Uniform Condominium Act. On a unit owner's written request the association must furnish a recordable statement of the unpaid assessments against the unit within 10 business days, binding on the association, the executive board, and every unit owner. Applies to condominiums created before January 1, 1984 as well, for events after that date (76-826).
Neb. Rev. Stat. 76-878 (Applicability; exemptions)
The purchaser protection sections (76-878 to 76-894) apply to every unit under the Condominium Act except as waived by purchasers in an all-nonresidential condominium. Neither a public offering statement nor a resale statement is required for a gratuitous or testamentary disposition, a disposition by court order, by a government, by foreclosure or deed in lieu, to a person in the business of selling real estate who intends to offer the units, or one the purchaser may cancel at any time without penalty; for a condominium of not more than 25 units with no development rights to add units and no reserved power to make it part of a larger condominium; or for a condominium of units not intended for residential use.
The notice Havn prints on every Nebraska resale certificate
Every Nebraska document Havn prepares carries a notice that tells the reader where the document comes from and what Nebraska law says about it. This is the wording, act by act.
Neb. Rev. Stat. 76-884Condominiums
The association furnishes this resale information under Neb. Rev. Stat. 76-884 within ten days after the unit owner's request. Under that section, except in the case of a sale where delivery of a public-offering statement is required and except where the sale is exempt under Neb. Rev. Stat. 76-878(b), the unit owner, and any other person in the business of selling real estate who offers the unit, must furnish to the purchaser before conveyance a copy of the declaration other than the plats and plans, the bylaws, the rules or regulations of the association, and the information set out in this certificate. A copy of any insurance policy carried for the benefit of the unit owners is available from the association on request.
A purchaser is not liable for any unpaid assessment or fee greater than the amount set forth in the information prepared by the association. A unit owner who provides this information is not liable to the purchaser for erroneous information supplied by the association and included in it, and neither the unit owner nor a person in the business of selling real estate is liable to the purchaser for the association's failure or delay in providing it in a timely manner. Nebraska law gives the purchaser no right to cancel the purchase based on this resale certificate or on its late delivery. The fifteen-day cancellation right in Neb. Rev. Stat. 76-883 applies only to a sale in which a public-offering statement is required. Any review or cancellation period is the one set by the purchase agreement.
Under Neb. Rev. Stat. 76-878(b), no resale statement is required for a gratuitous or testamentary disposition of a unit, a disposition pursuant to court order, a disposition by a government or governmental agency, a disposition by foreclosure or deed in lieu of foreclosure, a disposition to a person in the business of selling real estate who intends to offer those units to a purchaser, or a disposition that may be canceled at any time and for any reason by the purchaser without penalty. It is also not required for a condominium composed of not more than twenty-five units that is not subject to any development rights to add units and in which no power is reserved to a declarant to make the condominium part of a larger condominium, group of condominiums, or other real estate, or for a condominium composed of units not intended for residential use.
The information in this certificate is current as of its issue date.
Nebraska resale certificate: common questions
What is a Nebraska resale certificate?
It is what Nebraska law has the association provide when a home in condominiums is sold: a statement of what the home owes and of the association's finances, insurance, and rules, under Neb. Rev. Stat. 76-884.
How much does a Nebraska resale certificate cost?
Nebraska sets no dollar cap, so the association or its management company sets the fee.
How long does a Nebraska association have to provide a resale certificate?
10 days, counted from the request.
Is a resale certificate required in Nebraska?
Yes, for condominiums, under Neb. Rev. Stat. 76-884.
Can a buyer cancel after receiving a Nebraska resale certificate?
Nebraska 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 certificate in Nebraska?
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 Nebraska resale certificate?
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. The full list is in Neb. Rev. Stat. 76-884.
How do I get a resale certificate in Nebraska?
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 Nebraska association has 10 days. A buyer should ask the seller or the closing agent to order it.
Is this the same as a Nebraska 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 condo document used when a home is sold.
How Nebraska compares with its neighbors
Management companies that work across state lines meet a different rule on each side. Nebraska: no fixed dollar cap, 10 days.
Iowa
Resale Package
No fixed dollar cap
10 business days
Not required by statute
Kansas
Resale Package
No fixed dollar cap
10 days
Not required by statute
Colorado
Status Letter
No fixed dollar cap
14 days
Required by statute
South Dakota
Resale Package
No fixed dollar cap
No statutory deadline
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 Nebraska resale certificate could write itself.
The resale platform is free for the association. The requester pays for the document. No contract to sign.