15 Questions to Ask Before Buying a Condo

# 15 Questions to Ask Before Buying a Condo

Buying a condo in Massachusetts isn't like buying a single-family home. You're purchasing a unit *and* buying into a shared financial and legal structure. The unit might be perfect, but the association behind it can quietly wreck your investment. These fifteen questions separate a smart purchase from an expensive mistake.

1. How much are the monthly condo fees, and what do they cover?

Get the exact figure and the breakdown. Do fees include heat, hot water, water/sewer, master insurance, landscaping, snow removal? A low fee can mean you're paying separately for things you assumed were covered.

2. How much is in the reserve fund?

The reserve fund pays for big-ticket repairs like roofs, siding, and paving. A thin reserve means special assessments are coming. Ask for the current balance and whether a reserve study has been done. A healthy reserve is one of the strongest signals of a well-run association.

3. Are any special assessments planned or recently levied?

A special assessment is a one-time charge on top of your regular fees, sometimes tens of thousands of dollars. Ask about anything voted on, discussed, or looming. Read the meeting minutes for the last 12–24 months.

4. What do the last two years of meeting minutes reveal?

Minutes are where the truth lives. Recurring complaints about water intrusion, disputes between owners, or debates over deferred repairs tell you far more than any listing description.

5. Are condo fees current, or are owners behind?

High delinquency rates mean the association may not have the cash to operate, and it can also affect your ability to get financing. Lenders scrutinize this closely.

6. What does the master insurance policy cover?

The master policy typically covers the building structure and common areas, but the dividing line between it and your personal HO-6 policy varies. Understand where the association's coverage ends and yours begins, and get an HO-6 quote before closing.

7. Is the association professionally managed or self-managed?

Neither is automatically better, but self-managed associations depend heavily on volunteer owners. Ask who handles the money, who responds to emergencies, and whether that arrangement is stable.

8. What are the rental and pet restrictions?

Many Massachusetts associations cap the number of rented units or ban rentals entirely. If you plan to rent someday, confirm you'd be allowed. Same goes for pets, breed and weight limits are common.

9. Is the condo warrantable or non-warrantable?

Warrantability affects your mortgage options. A non-warrantable condo, often due to high investor ownership, ongoing litigation, or too many delinquencies, can force you into a costlier loan or a larger down payment.

10. Is the association involved in any litigation?

Active lawsuits can freeze financing and signal deep problems, whether it's a construction defect claim or an owner dispute. Ask directly and verify.

11. What percentage of units are owner-occupied?

Higher owner-occupancy usually means better-maintained buildings and easier lending. A high concentration of investors can raise red flags for lenders and change the community feel.

12. What are the rules I'll actually have to live by?

Read the bylaws and rules. Noise policies, renovation approval requirements, parking assignments, guest limits, and grill bans all affect daily life. In older Boston-area conversions, parking especially can be a make-or-break issue.

13. What's the age and condition of the building's major systems?

Roof, heating, elevators, and common plumbing all have lifespans. A 90-year-old triple-decker conversion in Somerville has different risks than new construction in the suburbs. Ask when systems were last replaced.

14. Has a 6(d) certificate been ordered?

In Massachusetts, a 6(d) certificate confirms the seller is current on condo fees, and you can't close without it. Make sure your attorney and agent have it in motion early.

15. Do I have all the condo docs to review during my contingency?

You're entitled to the master deed, bylaws, budget, financials, and rules. Review them during your contingency period, not after. This is where a knowledgeable agent earns their keep.

The Bottom Line

A condo purchase is really two purchases: the unit and the association behind it. The unit is easy to evaluate. The association takes homework. Ask these questions, read the documents, and don't skip the reserve fund and meeting minutes. If you want help reading between the lines, I'm Justin Rollo at Signal Real Estate, and guiding Massachusetts buyers and sellers through exactly this is what I do.