218 registered communities in Charlottesville across Albemarle County and 1 adjacent county. Mix: 91 unclassified entity, 46 condominium, 46 homeowners association, 27 property owners association, 8 townhome association. Median monthly HOA/condo fee in the county is $280.
1. The name, address, and phone numbers of the preparer of the resale certificate and any managing agent of the association; Va. Code §55.1-2310(A)(1) · verified Oct 2026
2. A copy of the governing documents and any rules and regulations of the association; Va. Code §55.1-2310(A)(2) · verified Oct 2026
3. A statement disclosing any restraint on the alienability of the unit for which the resale certificate is being issued; Va. Code §55.1-2310(A)(3) · verified Oct 2026
4. A statement of the amount and payment schedules of assessments and any unpaid assessments currently due and payable to the association; Va. Code §55.1-2310(A)(4) · verified Oct 2026
5. A statement of any other fees due and payable by an owner of the unit; Va. Code §55.1-2310(A)(5) · verified Oct 2026
6. A statement of any other entity or facility to which the owner of the unit being sold may be liable for assessments, fees, or other charges due to the ownership of the unit; Va. Code §55.1-2310(A)(6) · verified Oct 2026
7. A statement of the amount and payment schedule of any approved additional or special assessment and any unpaid additional or special assessment currently due and payable; Va. Code §55.1-2310(A)(7) · verified Oct 2026
8. A statement of any capital expenditures approved by the association for the current and succeeding fiscal years; Va. Code §55.1-2310(A)(8) · verified Oct 2026
9. A statement of the amount of any reserves for capital expenditures and of any portions of those reserves designated by the association for any specified projects; Va. Code §55.1-2310(A)(9) · verified Oct 2026
10. The most recent balance sheet and income and expense statement, if any, of the association; Va. Code §55.1-2310(A)(10) · verified Oct 2026
11. The current operating budget of the association; Va. Code §55.1-2310(A)(11) · verified Oct 2026
12. The current reserve study or a summary of such study; Va. Code §55.1-2310(A)(12) · verified Oct 2026
13. A statement of any unsatisfied judgments against the association and the nature and status of any pending actions in which the association is a party and that could have a material impact on the association, the owners, or the unit being sold; Va. Code §55.1-2310(A)(13) · verified Oct 2026
14. A statement (i) describing any insurance coverage provided by the association for the benefit of the owners, including fidelity coverage, and any insurance coverage recommended or required to be obtained by the owners and (ii) indicating that the governing documents may make an owner responsible for payment of all or part of the deductible when making a claim against such insurance; Va. Code §55.1-2310(A)(14) · verified Oct 2026
15. A statement as to whether the board has given or received written notice that any existing uses, occupancies, alterations, or improvements in or to the unit being sold or to the limited elements assigned thereto violate any provision of the governing documents or rules and regulations together with copies of any notices provided; Va. Code §55.1-2310(A)(15) · verified Oct 2026
16. A statement as to whether the board has received written notice from a governmental agency of any violation of environmental, health, or building codes with respect to the unit being sold, the limited elements assigned thereto, or any other portion of the common interest community that has not been cured; Va. Code §55.1-2310(A)(16) · verified Oct 2026
17. A copy of any approved minutes of meetings of the board held during the last six months; Va. Code §55.1-2310(A)(17) · verified Oct 2026
18. A copy of any approved or draft minutes of the most recent association meeting; Va. Code §55.1-2310(A)(18) · verified Oct 2026
19. A statement of the remaining term of any leasehold estate affecting a common area or common element, as those terms are defined in §§ 55.1-1800, 55.1-1900, and 55.1-2100, in the common interest community and the provisions governing any extension or renewal of such leasehold; Va. Code §55.1-2310(A)(19) · verified Oct 2026
20. A statement of any limitation in the governing documents on the number or age of persons who may occupy a unit as a dwelling; Va. Code §55.1-2310(A)(20) · verified Oct 2026
21. A statement setting forth any restriction, limitation, or prohibition on the right of an owner to display the flag of the United States, including reasonable restrictions as to the size, time, place, and manner of placement or display of such flag; Va. Code §55.1-2310(A)(21) · verified Oct 2026
22. A statement setting forth any restriction, limitation, or prohibition on the right of an owner to install or use solar energy collection devices on the owner's unit or limited element; Va. Code §55.1-2310(A)(22) · verified Oct 2026
23. A statement setting forth any restriction, limitation, or prohibition on the size, placement, or duration of display of political, for sale, or any other signs on the property; Va. Code §55.1-2310(A)(23) · verified Oct 2026
24. A statement identifying any parking or vehicle restriction, limitation, or prohibition in the governing documents or rules and regulations; Va. Code §55.1-2310(A)(24) · verified Oct 2026
25. A statement setting forth any restriction, limitation, or prohibition on the operation of a home-based business that otherwise complies with all applicable local ordinances; Va. Code §55.1-2310(A)(25) · verified Oct 2026
26. A statement setting forth any restriction, limitation, or prohibition on an owner's ability to rent the unit; Va. Code §55.1-2310(A)(26) · verified Oct 2026
27. In a cooperative, a statement setting forth whether the cooperative association is aware of any statute, regulation, or rule applicable to the cooperative that would affect an owner's ability to deduct real estate taxes and interest paid by the cooperative association for federal income tax purposes; Va. Code §55.1-2310(A)(27) · verified Oct 2026
28. A statement describing any pending sale or encumbrance of common elements; Va. Code §55.1-2310(A)(28) · verified Oct 2026
29. A statement indicating any known project approvals currently in effect issued by secondary mortgage market agencies; and Va. Code §55.1-2310(A)(29) · verified Oct 2026
30. Certification that the association has filed with the Common Interest Community Board the annual report required by law, which certification shall indicate the filing number assigned by the Common Interest Community Board and the expiration date of such filing. Va. Code §55.1-2310(A)(30) · verified Oct 2026
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.
Virginia does not currently encode a fixed reserve-study cadence in statute. The discipline still applies. Industry standard across the United States is below.
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.
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.
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.
HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.
Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.
Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.
Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.
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 roof | 20–25 years |
| Metal roof | 40–50 years |
| Tile or slate roof | 50+ years |
| Flat membrane roof (TPO/EPDM) | 15–25 years |
| Wood siding | 20–30 years |
| Fiber cement siding | 30–50 years |
| Stucco | 50+ years |
| Exterior paint cycle | 7–10 years |
| Gutters and downspouts | 20–30 years |
| Wood deck, pressure-treated | 15–20 years |
| Composite deck | 25–30 years |
| Asphalt parking — seal coat | 3–5 years |
| Asphalt parking — overlay | 12–15 years |
| Asphalt parking — reconstruction | 25–30 years |
| Concrete sidewalks and curbs | 30–50 years |
| Site lighting (poles, fixtures) | 20–30 years |
| Wood fencing | 15–25 years |
| Pool plaster | 10–15 years |
| Pool pump and filter | 7–10 years |
| HVAC rooftop unit | 15–20 years |
| Boiler | 25–30 years |
| Commercial water heater | 10–15 years |
| Fire alarm panel | 20–25 years |
| Elevator cab finishes | 15–20 years |
| Elevator modernization | 25–30 years |
| Carpet, clubhouse | 7–10 years |
| Playground equipment | 10–15 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.
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.
Virginia statute does not currently encode specific board or owner meeting notice periods in the corpus. The discipline still applies. Industry standard is below.
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.
Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.
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.
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.
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.
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.
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.
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.
One PDF — every active Virginia statute we track, statutory fee caps and time limits, recent legal changes from the last 12 months, and the resale-certificate disclosure profile. Built from CommunityPay's living legal corpus, the same data that drives our resale certificates, reserve reports, and CARI scoring.