North Carolina
North Carolina HOA and Condo Resale Certificate: Fees, Deadlines, and How to Order
A resale certificate is the document a title company asks for before a North Carolina closing. North Carolina sets no deadline for delivering it. North Carolina puts no dollar cap on the fee.
Free for the resale platform. No contract to sign.
North Carolina Resale Certificate
Example Shores Condominium Association
Regular assessment
$325.00 monthly
Reserve balance
$237,000.00
Master insurance
Certificate on file
Right of first refusal
No
North Carolina at a glance
- What North Carolina calls it
- Resale Certificate
- Fee cap
- No fixed dollar cap
- Delivery deadline
- None set by statute
- Buyer's right to cancel
- No statutory right tied to this document
Also called: HOA resale certificate, statement of unpaid assessments, HOA closing letter. If you were told to get a North Carolina resale certificate, or an NC 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 North Carolina act sets
North Carolina 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.
N.C.G.S. 47C-4-109
Condominium Act. Applies to condominiums.
- Required by statute
- Yes
- Fee
- No fixed dollar cap
- Deadline
- None set
N.C.G.S. 47F-3-118
Planned Community Act. Applies to HOAs and planned communities.
- Required by statute
- No. Furnished under the governing documents.
- Fee
- No fixed dollar cap
- Deadline
- None set
North Carolina HOA laws on resale documents, in plain words
Each entry links to the official text. Read the statute itself before relying on a summary.
N.C.G.S. 47C (Condominium Act)
The North Carolina Condominium Act governs condominiums created in North Carolina after October 1, 1986, with a number of provisions also reaching back to older condominiums for events occurring after that date. It covers how a condominium and its declaration are created, altered, or terminated, how the unit owners' association is organized and governed, assessment and lien procedures, and the disclosures owed to purchasers and unit owners.
N.C.G.S. 47F (Planned Community Act)
The North Carolina Planned Community Act governs planned communities, the state's general term for homeowners associations, that were established on or after January 1, 1999, with several provisions also applying to older communities for events occurring after that date. It covers creation and amendment of the declaration, the association's powers and governance, assessments and liens, meetings, and owner access to association records. A planned community of 20 lots or fewer, or one made up entirely of nonresidential lots, is outside the Act unless its declaration provides otherwise (47F-1-102(b)).
N.C.G.S. 47C-4-109 (Resales of units)
This section requires a unit owner who is reselling a unit to give the prospective purchaser a statement disclosing the current common expense assessment and any other fees payable by unit owners, so the buyer has visibility into ongoing association costs before the sale closes.
N.C.G.S. 47C-3-118 (Association records)
This section requires the association to keep detailed financial records, provide unit owners with annual financial statements at no charge, and furnish a statement of unpaid assessments and charges on written request. It also caps the fee the association may charge for that statement and sets a deadline for delivering it, with a further expedited option available near closing.
N.C.G.S. 47F-3-118 (Association records)
This section requires the owners' association to keep financial records, provide lot owners with annual financial statements at no charge, and furnish a statement of unpaid assessments and charges on written request within a set deadline. It also caps the fee the association may charge for that statement, including an expedited option available near closing.
The notice Havn prints on every North Carolina resale certificate
Every North Carolina document Havn prepares carries a notice that tells the reader where the document comes from and what North Carolina law says about it. This is the wording, act by act.
N.C.G.S. 47C-4-109Condominiums
This resale certificate is furnished under N.C.G.S. 47C-4-109, which, except where a public offering statement is required and unless the transfer is exempt under N.C.G.S. 47C-4-101(b), requires a unit owner to furnish a prospective purchaser before conveyance a statement of the monthly common expense assessment and any other fees payable by unit owners. The association may impose a reasonable charge for preparing this certificate under N.C.G.S. 47C-3-102(a)(12). North Carolina law sets no delivery deadline, no fee cap, and no expiration date for this certificate, and it gives the purchaser no cancellation right tied to it; any review period comes from the purchase contract. The statement of unpaid assessments and other charges against this unit is a separate statutory document, furnished under N.C.G.S. 47C-3-118(b) within 10 business days after a written request from the unit owner or the owner's authorized agent. That statement is binding on the association, the executive board, and every unit owner. The fee for that statement may not exceed $200, plus an expedite fee of not more than $100 when the request is made within 48 hours of closing. The preparation fee for this resale certificate is a separate charge and is not part of that capped statement fee. The information in this document is current as of its issue date.
N.C.G.S. 47F-3-118HOAs and planned communities
No North Carolina statute requires this resale package. It is furnished under the association's declaration and bylaws, and the charge for preparing it must be reasonable under N.C.G.S. 47F-3-102(13) unless the articles of incorporation or the declaration expressly provide otherwise. North Carolina law sets no delivery deadline, no fee cap, and no expiration date for this package, and it gives the purchaser no cancellation right tied to it; the preparation charge must still be reasonable, and any review period comes from the purchase contract. The statement of unpaid assessments and other charges against this lot is a separate statutory document, furnished under N.C.G.S. 47F-3-118(b) within 10 business days after a written request from the lot owner or the lot owner's authorized agent. That statement is binding on the association, the executive board, and every lot owner. The fee for that statement may not exceed $200, plus an expedite fee of not more than $100 when the request is made within 48 hours of closing. The preparation fee for this resale package is a separate charge and is not part of that capped statement fee. The information in this document is current as of its issue date.
North Carolina's payoff statement
On written request of a unit or lot owner or the owner's authorized agent, the association must furnish a statement of unpaid assessments and other charges against the unit or lot within 10 business days after receipt of the request; the statement is binding on the association, the executive board, and every unit or lot owner, so a purchaser or lender may rely on it at closing (N.C.G.S. 47C-3-118(b); 47F-3-118(b)). The association may charge a reasonable fee of no more than $200 per statement or request, plus an expedite fee of no more than $100 if the request is made within 48 hours of closing; the condominium charging authority is 47C-3-102(a)(12a).
About Demand LettersNorth Carolina resale certificate: common questions
What is a North Carolina resale certificate?
It is what North Carolina 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 N.C.G.S. 47C-4-109.
How much does a North Carolina resale certificate cost?
North Carolina sets no dollar cap, so the association or its management company sets the fee.
How long does a North Carolina association have to provide a resale certificate?
North Carolina sets no statutory deadline. The closing date sets the pace, and a late document delays the closing.
Is a resale certificate required in North Carolina?
Yes, for condominiums, under N.C.G.S. 47C-4-109. For HOAs and planned communities outside those acts, no statute requires it, and associations furnish it under their governing documents.
Can a buyer cancel after receiving a North Carolina resale certificate?
North Carolina 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 North Carolina?
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 North Carolina 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 N.C.G.S. 47C-4-109.
How do I get a resale certificate in North Carolina?
Ask the association, or its management company if it has one. Many take the request through an online order page and deliver by email. A buyer should ask the seller or the closing agent to order it.
Is this the same as a North Carolina 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 North Carolina compares with its neighbors
Management companies that work across state lines meet a different rule on each side. North Carolina: no fixed dollar cap, none set by statute.
South Carolina
Resale Package
No fixed dollar cap
No statutory deadline
Not required by statute
Virginia
Resale Certificate
$176.64
14 days
Required by statute
Georgia
Resale Package
No fixed dollar cap
5 business days
Not required by statute
Tennessee
Resale Disclosure
No fixed dollar cap
10 business 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 North Carolina resale certificate could write itself.
The resale platform is free for the association. The requester pays for the document. No contract to sign.