HIGHVIEW MANOR CONDOMINIUM, INC.

Stamford, Connecticut
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Registered as a condominium in Western Connecticut Planning Region, Connecticut, in 1980.

Community Profile
Legal Compliance Dashboard — Live Preview Connecticut vs. Washington · 8 requirements tracked
3/8
CommunityPay tracks every numeric statutory requirement — fee caps, time limits, percentage caps, retention periods — across every state's community-association law. The full dashboard renders side-by-side comparisons across all 51 tracked jurisdictions and a live feed of statute amendments. Below, three rows for Connecticut alongside Washington.
Requirement CT WA
RC delivery deadline 10 bus. days 10 calendar days
RC fee cap $185 $275
Buyer cancellation period 5 bus. days 5 business days
Open the full dashboard for Connecticut → all states, every threshold, statute changes tracked daily
Estoppel Disclosure Workflow 13 standard items
CT
CommunityPay has not verified a state-specific statutory resale certificate regime in Connecticut. Disclosure follows a non-statutory estoppel workflow. The 13 items below reflect standard title company and lender expectations, not legal requirements specific to any particular association.
  • Current periodic assessment amount and any unpaid or delinquent assessments
  • Pending or approved special assessments
  • Reserve fund balance and designated projects
  • Most recent balance sheet and income/expense statement
  • Current operating budget
  • Insurance coverage provided for the benefit of owners
  • Pending lawsuits, unsatisfied judgments, or threatened litigation
  • Board composition, meeting frequency, and governance status
  • Declaration, bylaws, and rules and regulations
  • Capital expenditures approved or anticipated for current and next two fiscal years
  • Transfer fees, move-in/move-out fees, or other charges upon sale
  • Known violations of the governing documents or applicable codes
  • Right of first refusal or other restraints on transfer
Under Conn. Gen. Stat. §47-270, Connecticut caps the preparation fee at $185 by statute. In CommunityPay, an association's manager, accounting firm, or staff generates the certificate from its books, with no per-certificate charge from CommunityPay.
None of these items are confirmed for HIGHVIEW MANOR CONDOMINIUM, INC.. Keep this association's books on CommunityPay to track compliance and generate resale certificates from live ledger data.
Institutional Reference

Reserve study standards in Connecticut

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Connecticut does not currently encode a fixed reserve-study cadence in statute. The discipline still applies. Industry standard across the United States is below.

  • Update the component register annually as assets are added, replaced, or retired.
  • Commission a professional reserve study every three to five years. Update it when the component register changes materially.
  • Maintain a thirty-year capital plan with explicit annual funding contributions tied to the study.
  • Keep reserve funds segregated from operating cash. Disclose funding status in the annual budget.
  • Document the board-approved funding policy — percent-funded, threshold, or baseline — in board minutes.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component Typical useful life
Asphalt shingle roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Connecticut

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Annual / owner meeting
10 days advance notice
Conn. Gen. Stat. §47-250(a)(3)
Board meeting
5 days advance notice
Conn. Gen. Stat. §47-250(b)(5)

Most state regimes also require:

  • Open meetings — board meetings open to all members in good standing; closed executive sessions only for narrow purposes (litigation, personnel, contracts).
  • Agenda discipline — the board cannot vote on substantive matters not included in the noticed agenda except in narrow emergency circumstances.
  • Annual meeting — at least one owner meeting per year, with notice mailed to the address on record for each owner.
  • Quorum thresholds — defined in the declaration or bylaws; statutory default applies when governing documents are silent.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Defined in the declaration or bylaws. When silent, statutory defaults apply — typically 20–25% of allocated interests for owner meetings. Quorum is measured at the start; once established it persists even if attendance drops below the threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Statutes vary; common floors are seven years for financial records and the life of the association for governance records. Permanent retention is the safer practice. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Owners have a statutory right to inspect minutes and association records on written request. The association may charge reasonable copy fees and require inspection during normal business hours at a designated location.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.
Related tools
Institutional Reference

Insurance & risk requirements in Connecticut

Statutory floors plus the Fannie Mae 1076 and Freddie Mac 476 condo questionnaire fields lenders verify before closing. Generic reference. Specific declarations or bylaws may impose tighter requirements; statutes set the minimum.

Fannie Mae lender requirement
Hazard / property coverage
100% of replacement cost value, project improvements + common elements + residential structures
Fannie Mae B7-3-03
Comprehensive general liability
$1000000 minimum per single occurrence, bodily injury and property damage on common elements
Fannie Mae B7-4-01
  • Replacement cost basis — policy must pay to rebuild without depreciation deduction.
  • Agreed-amount endorsement — waives the coinsurance penalty when coverage is set to a stated replacement cost.
  • Inflation guard endorsement — annual escalation to keep coverage at current rebuild cost.
  • Building ordinance or law endorsement — covers the cost gap when current building codes require upgrades during a rebuild.
Fannie Mae lender requirement
Fidelity / crime bond minimum
3 months of aggregate assessments on all units
Fannie Mae B7-4-02

The fidelity / crime policy protects association funds from dishonest or fraudulent acts by anyone handling or responsible for those funds — directors, officers, employees, and the management agent. The HOA or co-op corporation must be the named insured, with premiums paid as a common expense.

  • Named covered parties — board, officers, employees, and the management company (when one is engaged).
  • Computation basis — months of assessments plus reserve balance, or a percentage of the operating budget, depending on the governing statute.
  • Annual renewal — coverage lapses are a common audit finding and trigger lender disqualification.
Fannie Mae lender requirement
Deductible cap
5% maximum of master policy coverage amount, aggregated across per-peril deductibles
Fannie Mae B7-3-03

Higher deductibles disqualify the project from conforming mortgage originations on every unit. State statutes sometimes codify a tighter cap or require board approval before deductible changes.

Flood insurance is required when any portion of the project sits inside a FEMA-designated Special Flood Hazard Area (SFHA). Coverage must equal the lesser of the building replacement cost or the National Flood Insurance Program (NFIP) maximum, with the balance covered by an excess flood policy.

Beyond the master property policy, lenders require several distinct coverages and endorsements. Each addresses a specific risk category the master policy alone does not handle.

  • Directors & officers (D&O) liability — defends board members against claims arising from governance decisions. Often required by lenders even when not codified by statute.
  • Umbrella / excess liability — extends primary liability limits, typically by $1M to $5M, to cover catastrophic claims.
  • Workers’ compensation — required when the association directly employs maintenance or management staff.
  • Earthquake / windstorm — peril-specific policies in seismic and coastal zones. Lender requirement depends on territory.
  • Environmental / pollution — applies when the association operates pools, fuel storage, or other regulated facilities.

Specific statutory provisions seeded for Connecticut:

Statutory Obligations — Connecticut 48 obligations across 9 categories
CT
Under Connecticut community association law, this condominium is bound by the obligations below. Each item is pinned to the underlying statute. Click any citation to read the source.
Governance 10
Board governance, meetings, voting, quorum.
  • The chapter is cited as the Common Interest Ownership Act
    Connecticut's HOA and condo statute is called the Common Interest Ownership Act — one act covers condominiums, planned communities, and cooperatives.
     Conn. Gen. Stat. §47-200
  • A common interest community is defined by the ownership-based payment obligation
    What makes a community a "common interest community" is that owning your unit automatically obligates you to pay a share of shared expenses — dues are a function of ownership, not membership choice.
     Conn. Gen. Stat. §47-202
  • Two-tier fiduciary standard for board members
    Developer-appointed board members are held to the strictest fiduciary standard — a trustee's — while owner-elected members are held to the corporate director standard.
     Conn. Gen. Stat. §47-245(a)
  • One-third of the board is owner-elected after one-third of units convey
    Owners get real board seats early — one-third of the board once one-third of the units have sold.
     Conn. Gen. Stat. §47-245(e)
  • Annual owner meetings are mandatory
    Every Connecticut association must hold an annual owners' meeting.
     Conn. Gen. Stat. §47-250(a)(1)
  • Twenty percent of owners can force a special meeting
    Owners holding one-fifth of the votes can force a special meeting — and can send the notice themselves if the association stalls for 15 days.
     Conn. Gen. Stat. §47-250(a)(2)
  • Board meetings are open to owners except during executive session
    Board meetings are open by law — closed sessions are allowed only for specific topics, and no final votes can happen behind closed doors.
     Conn. Gen. Stat. §47-250(b)(1)
  • Third parties may assume the association's trust powers without inquiry
    Banks and counterparties can deal with an association acting as trustee without auditing its trust authority first.
     Conn. Gen. Stat. §47-261
  • Chapter 825 is the Condominium Act of 1976
    Connecticut has two condo statutes — condominiums created before 1984 still live under the older Condominium Act of 1976.
     Conn. Gen. Stat. §47-68a
  • Pre-CIOA condominiums are defined by recorded condominium instruments
    Under the old act, what makes a condo a condo is the recorded paperwork.
     Conn. Gen. Stat. §47-68a(a)
Financial 3
Financial statements, audits, banking, fund segregation.
  • Turnover requires delivery of association property and an audit at declarant expense
    At turnover the developer hands over everything — documents, money, contracts — with audited financials the developer pays for.
     Conn. Gen. Stat. §47-245(h)
  • Semiannual financial statements during declarant control
    While the developer controls the board, owners are entitled to association financials every six months.
     Conn. Gen. Stat. §47-245(i)
  • Budgets stand unless a majority of all owners votes to reject
    Connecticut budgets are ratified by default — it takes a majority of every owner in the community, not just those who show up, to vote a budget down.
     Conn. Gen. Stat. §47-261e(a)(1)
Assessment 7
Assessment levy, billing, collection, late fees.
  • Assessments must be made at least annually from an annually adopted budget
    Before the first assessment the developer pays everything; after that, the association must budget and assess every year.
     Conn. Gen. Stat. §47-257(a)
  • Misconduct-caused expenses can be assessed against the responsible unit after notice and hearing
    If one owner's misconduct or negligence causes a loss, the association can put that cost (above insurance) on that unit alone — after a hearing.
     Conn. Gen. Stat. §47-257(e)
  • No exemption from assessments by waiver or abandonment
    You cannot stop paying dues by refusing to use the pool — or even by walking away from the unit.
     Conn. Gen. Stat. §47-257(g)
  • The lien covers fines, late charges, interest, and attorney's fees
    The association's lien is not just for dues — fines, late charges, interest, and legal fees ride along.
     Conn. Gen. Stat. §47-258(a)
  • Nine-month super-priority over first and second mortgages
    Connecticut gives associations one of the strongest lien positions in the country — nine months of regular assessments plus collection costs come ahead of even the first mortgage.
     Conn. Gen. Stat. §47-258(b)
  • Recording the declaration perfects the lien — no separate filing
    The lien exists automatically — the association never has to record a separate lien document.
     Conn. Gen. Stat. §47-258(d)
  • Emergency special assessments require a two-thirds board vote
    Emergency assessments skip the owner process — but need a board supermajority and the money is earmarked to the stated emergency.
     Conn. Gen. Stat. §47-261e(c)
Reserves 2
Reserve studies, reserve funding, capital planning.
  • Budget summaries must state reserves and the basis for funding them
    Every budget summary must tell owners how much is in reserves — and how the reserve number was arrived at.
     Conn. Gen. Stat. §47-261e(a)
  • Reserve balances are a required certificate disclosure
    Buyers see the reserve balance in black and white before closing.
     Conn. Gen. Stat. §47-270(a)(5)
Insurance 4
Insurance coverage, policy disclosures, claims.
  • Property insurance must cover at least 80 percent of actual cash value
    The association's property policy has a statutory floor — 80 percent of actual cash value.
     Conn. Gen. Stat. §47-255(a)(1)
  • Fidelity insurance is statutorily required
    Connecticut associations must carry fidelity coverage — insurance against theft of association funds.
     Conn. Gen. Stat. §47-255(a)(4)
  • Insurers must give 60 days' notice before cancelling association policies
    Association policies cannot be dropped suddenly — insurers owe 60 days' notice to the association, every owner, and every lender of record.
     Conn. Gen. Stat. §47-255(g)
  • Damaged property must be promptly repaired unless 80 percent vote not to rebuild
    After a loss the default is rebuild, promptly — it takes an 80 percent owner vote to decide otherwise, and any shortfall is shared as a common expense.
     Conn. Gen. Stat. §47-255(h)(1)
Disclosure 9
Owner disclosures, resale certificates, public records.
  • The $185 resale certificate fee adjusts each July 1 by CPI in 10 percent steps
    The statutory $185 resale certificate fee is not fixed forever — it moves with inflation each July 1, in 10 percent steps.
     Conn. Gen. Stat. §47-213(b)
  • Resale certificate preparation charges are an enumerated association power
    Charging for resale certificates is expressly authorized — but the amount is capped by §47-270.
     Conn. Gen. Stat. §47-244(a)(12)
  • The standard-fixtures insurance schedule must be included in resale certificates
    Buyers see the association's insurance boundary in the resale certificate — the schedule of what the master policy covers inside units.
     Conn. Gen. Stat. §47-255(b)(1)
  • Payoff statements are due in ten business days and bind the association
    Closing attorneys can rely on the association's payoff letter — it is due in ten business days and the association is bound by it.
     Conn. Gen. Stat. §47-258(h)
  • Nineteen enumerated certificate disclosures
    Connecticut's certificate is one of the most detailed in the country — nineteen required disclosures covering money, litigation, insurance, and restrictions.
     Conn. Gen. Stat. §47-270(a)
  • Delinquency and foreclosure counts are disclosed to buyers
    The certificate quantifies the community's collection health — how many owners are seriously behind and how many foreclosures are in motion.
     Conn. Gen. Stat. §47-270(a)(14)
  • No attorney or paralegal costs in the certificate fee
    Associations cannot pad the certificate fee with legal-review charges.
     Conn. Gen. Stat. §47-270(b)(1)
  • The seller is shielded from association errors in the certificate
    If the association gets a number wrong in the certificate, that is on the association — not the selling owner.
     Conn. Gen. Stat. §47-270(b)(2)
  • Buyers are not liable beyond the certificate amount
    The certificate caps the buyer's exposure — hidden arrears beyond the stated amount cannot follow the unit.
     Conn. Gen. Stat. §47-270(c)
Records 5
Records retention, owner access, official documents.
  • Minutes must record each board member's vote
    Board minutes must show who voted which way on every contested decision.
     Conn. Gen. Stat. §47-250(b)(8)
  • Ballots and proxies are retained for one year
    Election records are kept for a year, but how a specific owner voted stays confidential.
     Conn. Gen. Stat. §47-260(a)(11)
  • Three years of financial statements and tax returns must be retained
    Three years of financials and tax returns must always be on file and available to owners.
     Conn. Gen. Stat. §47-260(a)(5)
  • Records are open to owners notwithstanding the governing documents
    The governing documents cannot take away the statutory right to inspect association records.
     Conn. Gen. Stat. §47-260(b)
  • Copying fees must be reasonable and commercial use is prohibited
    Associations can charge modest copy fees — and record requests cannot be used to build mailing lists.
     Conn. Gen. Stat. §47-260(e)
Enforcement 7
Rule enforcement, fines, hearings, due process.
  • Fines require notice and an opportunity to be heard
    A Connecticut association cannot fine an owner without first giving notice and a chance to be heard, and fines must be reasonable.
     Conn. Gen. Stat. §47-244(a)(11)
  • Boards may require nonbinding ADR before lawsuits by regulation
    The board can require mediation-style dispute resolution as a prerequisite to going to court.
     Conn. Gen. Stat. §47-244(a)(18)
  • Suspension of privileges for nonpayment has hard limits
    Even against a delinquent owner, the association can never lock the owner out, take away the vote, or cut off health-and-safety services.
     Conn. Gen. Stat. §47-244(a)(19)
  • Sixty-day window to challenge board actions for meeting violations
    Owners have 60 days to challenge a board action taken at an improperly conducted meeting.
     Conn. Gen. Stat. §47-250(b)(10)
  • Sixty days' notice to mortgage holders before foreclosure
    Lenders get a 60-day warning — with exact payoff numbers — before an association forecloses.
     Conn. Gen. Stat. §47-258(m)(2)
  • Private right of action with fee-shifting
    Owners and associations can both enforce the statute and the governing documents in court — and the winner can be awarded legal fees.
     Conn. Gen. Stat. §47-278(a)
  • A board hearing on ten business days' notice must precede suits against owners
    An association cannot sue an owner cold — the owner first gets a board hearing with ten business days' written notice.
     Conn. Gen. Stat. §47-278(c)(1)
Compliance 1
Statutory compliance, filings, registrations.
  • Associations must file their resale-certificate contact with the town clerk every January
    Title searchers can find who issues a Connecticut association's resale certificates in the land records — the filing is mandatory every January.
     Conn. Gen. Stat. §47-270(e)
None of these obligations are confirmed for HIGHVIEW MANOR CONDOMINIUM, INC. as a community that uses CommunityPay. Keep this association's books on CommunityPay to track obligation compliance from a live ledger with audit-grade enforcement.
Source: Connecticut legal corpus. Last verified July 8, 2026. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Risk Profile — CARI Score Preview 5 weighted components · Verified score requires consent
Preview
CARI — the Community Association Risk Index — is CommunityPay's deterministic risk score for community associations. Lenders, insurers, title companies, and buyers consume it through an authenticated API. The score is computed from five weighted components and is consent-gated: the association controls whether subscribers can see it.
Financial Health 30% weight
Reserve adequacy, delinquency rate, operating ratio, fund segregation. Measured against state statutory thresholds.
Governance 25% weight
Board attestation currency, meeting compliance, policy violations, governance risk coefficient.
Vendor Risk 15% weight
Vendor compliance signals — license, insurance, bond status, payment velocity, dispute rate.
Enforcement Integrity 15% weight
Block rate, override rate, SLA breaches in the enforcement decision ledger. The audit-trail layer.
Payment Behavior 15% weight
Prevented loss, dispute rate, collection efficiency, payment-method risk.
No verified CARI score is published for Connecticut community HIGHVIEW MANOR CONDOMINIUM, INC.. Keep this association's books on CommunityPay to publish a verified CARI score that lenders, insurers, title companies, and buyers can consume through an authenticated API.
Mortgage Warrantability — Fannie Mae 1076 / Freddie Mac 476 8 sections lenders require
Condo
Every condo mortgage closing requires the lender to underwrite the project itself, not just the unit. The Fannie Mae 1076 (Full Project Review) and Freddie Mac 476 (Project Review) ask for the eight sections below. The association's manager or board answers them for each loan. In CommunityPay, the financial answers come from the association's ledger.
Project information Not verified
Number of units, occupancy ratio, commercial space %, completion status, project type.
Annual operating budget Not verified
Current year budget, line-item revenue and expenses, contingency provisions.
Assessment delinquency Not verified
Owners more than 60 days delinquent, total delinquent assessments, percentage of total billed.
Reserve fund status Not verified
Current reserve balance, percent funded, recent reserve study, contributions to reserves.
Insurance coverage Not verified
Master policy, fidelity bond, D&O coverage, flood (if applicable), agent and carrier details.
Governance Not verified
Board composition, FHA/VA certification, attestation currency, ongoing litigation indicator.
Special assessments Not verified
Approved or pending special assessments, payment terms, purpose, total amount.
Required disclosures Not verified
Litigation, code violations, structural defects, deferred maintenance, environmental issues.
None of these sections are verified for HIGHVIEW MANOR CONDOMINIUM, INC.. Keep this association's books on CommunityPay to publish a complete Fannie 1076 / Freddie 476 questionnaire from live ledger data.
Compliance Calendar — Next 12 Months 1 deadline
Federal Form 1120-H or 1120 — annual return Apr 15, 2027 · 176 days
High IRC §528
Failure to file timely incurs IRS penalties and interest.
Source: Connecticut statute and federal tax law. Dates are conservative estimates based on common fiscal-year alignment; actual deadlines depend on the association's bylaws and fiscal year.
Records This Community Should Have — Connecticut 2 record categories required by statute
Under Connecticut community association law, the records below must be created and retained. Failure to produce these on owner request, audit, or litigation creates liability and erodes the board's defensibility. None are confirmed for this community as an association that uses CommunityPay.
Financial 2
  • Tax returns
    Federal and state association tax returns.
    Retention: 7 years
    IRC §6501 + state retention norms
  • Tax returns
    Federal association tax returns.
    Retention: 7 years
    IRC §6501
Keep this association's books on CommunityPay to create, store, and produce these records on demand from a live ledger.
Registration Details Condominium · Est. 1980 · Active
Type Condominium
Governing Statute Conn. Gen. Stat. §47-200 et seq. (CIOA) / §47-68a (Condominium Act)
State Connecticut
City Stamford
ZIP 06907
County Western Connecticut
Registration 0111797
Formed Nov. 20, 1980
Status Active
Natural Hazard Exposure Western Connecticut Planning Region
Relatively High
Inland Flooding Relatively High
Strong Wind Relatively High
Hurricane Relatively High
Ice Storm Relatively High
Winter Weather Relatively High
Social Vulnerability Relatively Low
Community Resilience Relatively High
Expected Annual Loss $259,614,003
Source: FEMA National Risk Index v1.20, Western Connecticut Planning Region, CT
Applicable Laws 15 Connecticut statutes
CIOA — Short Title: Common Interest Ownership Act The short-title section of the Connecticut Common Interest Ownership Act (CIOA), Chapter 828 of the General Statutes. CIOA governs condominiums, planned communities, and cooperatives created in Connecticut on or after January 1, 1984, and applies certain sections to communities created before that date (applicability is governed by §§47-214 to 47-219). Common interest communities created before 1984 as condominiums remain primarily …
CIOA — Definitions Definitions for the Common Interest Ownership Act. The defining feature of a "common interest community" is the ownership-based obligation: owning a unit obligates the owner to pay a share of taxes, insurance, maintenance, improvement, or other expenses of common elements or other real property. The definitions also fix the statutory meanings of association, declarant, executive board, limited common element, and …
CIOA — Adjustment of Dollar Amount and Resale Certificate Fee The CPI adjustment mechanism for the $185 resale certificate preparation fee set by §47-270(b)(1) (added by P.A. 23-18). The fee changes on July 1 of each year when the Consumer Price Index for Urban Wage Earners and Clerical Workers has moved 10 percent or more against the December 1979 reference base, in 10 percent multiples only. The administered fee can …
CIOA — Powers and Duties of Unit Owners' Association The association powers section: nineteen enumerated powers including adopting budgets and special assessments, collecting assessments, hiring managers, litigating, imposing late charges and — after notice and an opportunity to be heard — reasonable fines, and charging for resale certificate preparation. The board may require nonbinding alternative dispute resolution before suit by regulation, and may suspend privileges of delinquent owners but …
CIOA — Executive Board; Duties; Period of Declarant Control Executive board authority, fiduciary standards, and developer transition. Declarant-appointed board members are held to a trustee standard of care and loyalty; owner-elected members to the corporate director standard. Declarant control ends no later than 60 days after 60 percent of units are conveyed (or two years after sales or development rights cease), with one-third of the board owner-elected once one-third …
CIOA — Meetings and Rules The CIOA open-meetings section (rewritten by P.A. 09-225, effective July 1, 2010). Associations must meet annually; special meetings may be forced by the president, a board majority, or 20 percent of owner votes. Owner-meeting notice runs 10 to 60 days before the meeting. Executive board meetings are open to owners except during enumerated executive sessions, require five days' notice, and …
CIOA — Insurance Association insurance requirements. From the first non-declarant conveyance the association must carry property insurance of at least 80 percent of actual cash value on common elements, flood insurance where the community is in a flood hazard area and owners so vote, commercial general liability insurance, and fidelity insurance. Communities over twelve units that do not insure improvements and betterments must …
CIOA — Assessments for Common Expenses Common expense assessment mechanics. The declarant pays all common expenses until the association makes its first assessment; thereafter assessments must be made at least annually based on an annually adopted budget. Interest on past-due assessments is capped at 18 percent per year. Expenses caused by an owner's wilful misconduct, failure to follow written maintenance standards, or gross negligence may — …
CIOA — Lien for Assessments and Other Sums Due Association The Connecticut assessment lien — nationally notable for its nine-month super-priority. The association holds a statutory lien for assessments, fines, late charges, interest, and attorney's fees. In foreclosure the lien primes even first and second mortgages to the extent of nine months of budget-based common expense assessments (late fees, interest, and fines excluded) plus the association's costs and reasonable attorney's …
CIOA — Association Records; Copies; Fees Association recordkeeping and owner inspection rights (rewritten by P.A. 09-225; inspection mechanics updated by P.A. 21-169). Associations must retain detailed financial records including reserve accounts, minutes, owner rosters, governing documents, three years of financial statements and tax returns, current contracts, architectural decisions, and one year of ballots and proxies. All retained records are open to examination in person or electronically …
CIOA — Association as Trustee Third-party protection when the association acts as a trustee. A person dealing with the association in its trustee capacity may assume the existence and proper exercise of trust powers without inquiry and, absent actual knowledge of an excess of authority, is fully protected — and is not required to ensure the proper application of trust assets delivered to the association. …
CIOA — Adoption of Budgets; Special Assessments; Loan Agreements The budget-ratification machinery added by P.A. 09-225 (effective July 1, 2010). The board adopts a proposed budget at least annually and must send owners a summary — including the amount of reserves and the basis on which reserves are calculated and funded — within 30 days, then put it to the owners 10 to 60 days later. The budget stands …
CIOA — Resales of Units The Connecticut resale certificate statute. Before conveyance the selling owner must furnish the buyer the declaration, bylaws, rules, and a certificate with nineteen enumerated disclosures — assessments and unpaid amounts, other fees, capital expenditures over $1,000 approved for the current and next fiscal year, reserves, the operating budget, unsatisfied judgments and pending suits, insurance coverage (with the §47-255 standard-fixtures schedule), …
CIOA — Cause of Action to Enforce; Attorney's Fees; Hearings Enforcement of CIOA and the governing documents. Any declarant, association, or unit owner may sue to enforce the chapter, declaration, or bylaws, and the court may award reasonable attorney's fees and costs. Before suing a unit owner (other than a declarant), the association must first offer a hearing before the executive board on at least ten business days' written notice …
Condominium Act of 1976 — Short Title and Definitions The short-title and definitions section of the Condominium Act of 1976 (Chapter 825), the statute that governed Connecticut condominiums created before the Common Interest Ownership Act took effect on January 1, 1984. Many pre-1984 Connecticut condominiums remain primarily governed by Chapter 825, while CIOA §§47-214 to 47-217 extend certain CIOA protections to those preexisting communities. The section defines condominium, unit, …
Source: Connecticut state legislature. Statutes verified by CommunityPay. Last verified July 2026.
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107 Lockwood Avenue Townhouse Association, Inc. 112 PROSPECT STREET CONDOMINIUM ASSOCIATION,INC. 15 SEVENTH CONDOMINIUM ASSOCIATION, INC. 18-20 COURT STREET CONDOMINIUM, INC. 225 LORDSHIP CONDOMINIUM ASSOCIATION, INC. 22 Glenbrook Road Condominium Association, Inc. 2382 WASHINGTON CONDOMINIUM ASSOCIATION, INC. 2-4 VAN ZANT STREET CONDOMINIUM, INC.
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Community data is sourced from Connecticut Secretary of State public registrations. Natural hazard data is from the FEMA National Risk Index (county-level, v1.20). CommunityPay does not claim a relationship with HIGHVIEW MANOR CONDOMINIUM, INC. unless explicitly stated.
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