The Davis-Stirling Common Interest Development Act governs all common interest
developments in California — condominiums, planned developments, stock
cooperatives, and community apartment projects. It defines exactly what must
be disclosed to a prospective buyer before a sale closes.
Davis-Stirling Act
Governs all CIDs in California. 15 required disclosure
items covering financials, reserves, insurance,
governing documents, and restrictions on use and
occupancy.
Key Distinctions
Meeting minutes from the previous 12 months, assessment
enforcement policy per §5310, exclusive use common
areas, and form of title — items unique to California
not found in other states' statutes.
Fee and Delivery
Actual cost of preparation (no statutory cap). 10-day
delivery deadline. No specified buyer review or
cancellation period tied to the certificate.
California-specific items. The Davis-Stirling Act requires
disclosure of the assessment enforcement policy (§5310), meeting minutes
from the previous 12 months, the form of title, and a description of exclusive
use common areas. These items have no equivalent in Washington, Oregon, Florida,
or Texas statutes.
The statutory items that must be included in the resale certificate,
mapped to the specific subsection of law. This is the checklist title officers
and board members use to verify completeness.
(a)(1)
Governing documents (Articles, CC&Rs, Bylaws, Operating Rules)
(a)(2)
Age restrictions, if any (subject to Section 51.3)
(a)(4)
Current assessments, fees, unpaid amounts, late charges, interest, collection costs
(a)(5)
Notice(s) of violation under Section 5855 (alleged violations unresolved at request date)
(a)(8)
Approved changes to assessments not yet due and payable
(a)(9)
Rental, lease, or tenant prohibition in governing documents, if any
(a)(10)
Board meeting minutes from previous 12 months (excluding executive session, if requested)
(b)(1)
Pro forma operating budget on accrual basis
(a)
Assessment and Reserve Funding Disclosure Summary
§5305
Reviewed financial statement (required if gross income exceeds $75,000)
(b)(9)
Summary of property, liability, earthquake, flood, and fidelity insurance policies
(a)(7)
Association policies and practices in enforcing lien rights and assessment collection
(a)(6)
Initial list of construction defects provided to members under Civil Code §6000 (unless resolved per §6100); includes the statutory privilege and 'final determination not yet made' notice
(a)(7)
Latest construction-defect settlement or §6100 disclosure information
(a)(11)
Most recent exterior elevated element (balcony/deck/walkway) inspection report under Civil Code §5551 (applies to buildings with three or more attached multifamily dwelling units)
California-specific data models. The Davis-Stirling Act requires
specific items not found in other states' statutes — meeting minutes from the
previous 12 months, the assessment enforcement policy, and the form of title.
CommunityPay maps each item to the specific statute subsection and pulls data
from the appropriate model.
Most California associations still produce resale certificates by hand —
pulling numbers from accounting software, hunting for insurance certificates,
checking violation logs, and copying it all into a Word document. The 10-day
deadline makes this a recurring fire drill that creates real liability.
|
Manual Process |
System-Generated |
| Turnaround |
Days to weeks |
Seconds |
| Data accuracy |
Depends on who prepares it |
Live from ledger |
| Statute mapping |
Manual checklist, easy to miss items |
Every item mapped to subsection |
| Balance sheet |
May be months old |
Current — drawn from live ledger |
| Verifiability |
None — Word doc or scanned PDF |
SHA-256 content hash, QR verification |
| Risk flags |
Not surfaced |
Deterministic (stale data, delinquency, gaps) |
| Audit trail |
Email chain, maybe |
Immutable packet with event log |
A sample resale certificate for a California common interest development
using Cal. Civ. Code §4525-4530. The same format, structure, and
compliance mapping used in production — with demo data.
- Cover page with compliance profile and statutory reference
- Compliance matrix showing status of all 15 required items
- Assessment enforcement policy disclosure
- Meeting minutes availability (previous 12 months)
- Reserve fund status with percent funded
- Insurance coverage summary with policy details
- Risk flags panel with severity-based indicators
- SHA-256 content hash and verification section
- Branded footer with QR verification code
Every certificate includes a SHA-256 content hash and verification URL.
Recipients can independently confirm the document has not been altered
after generation.
From request to delivery. For an association that uses CommunityPay, title
companies can submit requests via API or form.
The board reviews disclosures before generation. The certificate is generated
from live ledger data and delivered with an HMAC-signed callback.
01
Request received.
Title company submits via API (POST /api/v1/rc/request/),
public form, or board initiates directly. Property address matched to HOA and unit.
02
Board review.
Request appears in the Vault RC Requests queue. Board reviews
disclosure items and can set overrides for items requiring
board-confirmed information (litigation, warranties).
03
Board approves.
Disclosure modal shows all items that will be included.
Board confirms, and the system pulls live data from every
relevant model in the ledger.
04
Certificate generated.
Compliance profile selected, snapshot assembled, compliance check
computed, risk flags evaluated, PDF rendered with branded footer
and verification QR. SHA-256 content hash computed from canonical JSON.
05
Delivered.
Requestor notified. If a callback URL was provided, HMAC-SHA256 signed
POST delivered with exponential backoff (5 retries). Certificate
available in the Vault with full event log.
California is one of 10 states with active compliance profiles.
The same compliance-profile-driven architecture supports all states
through a single generation engine.
| State |
Statute |
Profile |
Items |
Status |
| WA |
RCW 64.34.425 |
Condominium Act |
20 |
Production |
| WA |
RCW 64.90.640 |
WUCIOA |
26 |
Production |
| CA |
Cal. Civ. Code §4525 |
Davis-Stirling Act |
15 |
Active |
| OR |
ORS 94.670 |
Planned Community Disclosure |
11 |
Active |
| FL |
Fla. Stat. §720.30851 |
HOA Act |
19 |
Active |
| FL |
Fla. Stat. §718.116 |
Condominium Act |
19 |
Active |
| TX |
Tex. Prop. Code §207.003 |
HOA Act |
16 |
Active |
| TX |
Tex. Prop. Code §82.157 |
Condominium Act |
14 |
Active |
| CO |
C.R.S. §38-33.3-316 |
CCIOA (unified) |
12 |
Active |
| NV |
NRS 116.4109 |
CIC Act (unified) |
10 |
Active |
| PA |
68 Pa.C.S. §5407 |
UPCA (planned community) |
18 |
Active |
| PA |
68 Pa.C.S. §3407 |
UCA (condominium) |
18 |
Active |
| VA |
Va. Code §55.1-2310 |
Resale Disclosure Act (unified) |
30 |
Active |
| AZ |
A.R.S. §33-1806 |
Planned Community Act |
16 |
Production |
Profile-driven, not template-driven. Each compliance profile defines
required items, statutory references, fee caps, delivery deadlines, and mandatory disclosures.
Adding a new state means adding a new profile — the generation engine, PDF rendering,
and verification infrastructure are shared.
A resale certificate is only as trustworthy as the data behind it.
When the certificate is generated from the same system of record that
processes payments, tracks reserves, and enforces governance controls,
every figure is verifiable back to the source transaction.
