01
What Pennsylvania Requires
Pennsylvania has two statutes governing resale certificates for community associations. Which one applies depends on when the community was formed and whether it has opted in to the newer act.
68 Pa.C.S. §3407
Pennsylvania Uniform Condominium Act. Applies to Pennsylvania
condominiums; under §3102(a) it reaches condominiums created before
the act as well, for events occurring after its effective date.
Seventeen certificate items covering financials, reserves,
insurance, governance, and unit-specific status.
68 Pa.C.S. §5407
Pennsylvania Uniform Planned Community Act (UPCA).
Applies to Pennsylvania planned communities; under §5102(b) it reaches
planned communities created before the act as well, for events occurring
after its effective date. The same seventeen certificate items as the
condominium act, with the cross-references changed to Chapter 52.
Common Requirements
Both statutes: a 10-day furnishing duty that runs from a unit owner's
request, and no dollar cap on the charge — the standard is reasonable charges under
68 Pa.C.S. §3302(a)(12) and §5302(a)(12). Both make the purchase contract voidable until the
certificate is provided and for 5 days thereafter, or until conveyance. They diverge on
one point: the planned community act adds that the resale-certificate charge shall be one charge
that may be made by the association solely because of the resale or retransfer of any unit; the
condominium act has no such clause. Both allow a capital improvement fee, but no other fees.
One charge. Neither §3407 nor §5407 sets a fee. The power to charge
comes from 68 Pa.C.S. §3302(a)(12) and §5302(a)(12), which allow reasonable charges with
no dollar cap. For a planned community the statute adds that this shall be one charge made
solely because of the resale or retransfer of the unit, and both acts allow a capital
improvement fee — but no other fees — on the resale or transfer of units.
02
Required Disclosure Items
The statutory items that must be included in each resale certificate, mapped to the specific subsection of law. This is the checklist title officers and board members use to verify completeness.
68 Pa.C.S. §3407
Pennsylvania Uniform Condominium Act · 18 items
(a)(1)
Effect of any right of first refusal or other restraint on the free alienability of the unit
(a)(2)
Monthly common expense assessment, unpaid common expense or special assessment currently due and payable from the selling unit owner, and any surplus fund credits to be applied to the unit (68 Pa.C.S. §3313)
(a)(3)
Other fees payable by unit owners
(a)(4)
Capital expenditures proposed by the association for the current and two next succeeding fiscal years
(a)(5)
Amount of reserves for capital expenditures and portions designated for specified projects
(a)(6)
Most recent regularly prepared balance sheet of the association, if any
(a)(6)
Most recent regularly prepared income and expense statement of the association, if any
(a)(7)
Current operating budget of the association
(a)(8)
Judgments against the association and the status of any pending suits to which the association is a party
(a)(9)
Insurance coverage provided for the benefit of unit owners
(a)(10)
Whether the executive board has knowledge that any alterations or improvements to the unit or its assigned limited common elements violate any provision of the declaration
(a)(11)
Whether the executive board has knowledge of violations of applicable governmental requirements or of any hazardous conditions (68 Pa.C.S. §3402(a)(26)) affecting the unit, its limited common elements, or any other portion of the condominium
(a)(12)
Remaining term of any leasehold estate affecting the condominium and provisions governing extension or renewal
(a)(13)
Whether the declaration provides for cumulative voting or class voting
(a)(14)
Whether an agreement to terminate the condominium has been submitted to the unit owners for approval and remains outstanding
(a)(15)
Whether the condominium is a master association, is part of a master association, or could become or be part of one
(a)(16)
Which units, if any, may be owned in time-share estates and the maximum number of time-share estates that may be created
(a)(17)
Whether the declarant retains the special declarant right to cause a merger or consolidation of the condominium, with the describing information supplied by the declarant (68 Pa.C.S. §3205(13))
68 Pa.C.S. §5407
UPCA · 18 items
(a)(1)
Effect of any right of first refusal or other restraint on the free alienability of the unit
(a)(2)
Monthly common expense assessment, unpaid common expense or special assessment currently due and payable from the selling unit owner, and any surplus fund credits to be applied to the unit (68 Pa.C.S. §5313)
(a)(3)
Other fees payable by unit owners
(a)(4)
Capital expenditures proposed by the association for the current and two next succeeding fiscal years
(a)(5)
Amount of reserves for capital expenditures and portions designated for specified projects
(a)(6)
Most recent regularly prepared balance sheet of the association, if any
(a)(6)
Most recent regularly prepared income and expense statement of the association, if any
(a)(7)
Current operating budget of the association
(a)(8)
Judgments against the association and the status of any pending suits to which the association is a party
(a)(9)
Insurance coverage provided for the benefit of unit owners
(a)(10)
Whether the executive board has knowledge that any alterations or improvements to the unit or its assigned limited common elements violate any provision of the declaration
(a)(11)
Whether the executive board has knowledge of violations of applicable governmental requirements or of any hazardous conditions (68 Pa.C.S. §5402(a)(27)) affecting the unit, its limited common elements, or any other portion of the planned community
(a)(12)
Remaining term of any leasehold estate affecting the planned community and provisions governing extension or renewal
(a)(13)
Whether the declaration provides for cumulative voting or class voting
(a)(14)
Whether an agreement to terminate the planned community has been submitted to the unit owners for approval and remains outstanding
(a)(15)
Whether the planned community is a master association, is part of a master association, or could become or be part of one
(a)(16)
Which units, if any, may be owned in time-share estates and the maximum number of time-share estates that may be created
(a)(17)
Whether the declarant retains the special declarant right to cause a merger or consolidation of the planned community, with the describing information from the declaration (68 Pa.C.S. §5205(13))
Data source matters. In a manual process, each of these 18–18 items
requires someone to find the right document, extract the right number, and transcribe
it correctly. In CommunityPay, each item maps to a specific data model in the ledger.
The certificate pulls live data — no transcription, no stale figures.
03
What Changes for the Preparer
Today the preparer — the manager, the accounting firm, or the association's own staff — gathers each figure from the accounting system, the insurance file, and the violation log. The 10-calendar-day deadline runs while they do. In CommunityPay, those figures are already in the association's books. The preparer confirms the disclosures only the association can answer, and the certificate is generated in minutes.
| Manual Process | System-Generated | |
|---|---|---|
| Turnaround | Depends on gathering each record | Minutes, once the disclosures are confirmed |
| Data accuracy | Re-keyed from source records | Live from ledger |
| Statute mapping | Checked against a written checklist | Every item mapped to subsection |
| Balance sheet | May be months old | Current within 120 days (enforced) |
| 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 and files | Immutable packet with event log |
04
Sample Certificate
A sample resale certificate generated for a fictional Pennsylvania condominium using 68 Pa.C.S. §3407. The same format, structure, and compliance mapping used in production — with demo data.
Cascade Ridge Condominium Association
Unit 204B · 68 Pa.C.S. §3407 · Sample Data
- Cover page with compliance profile and statutory reference
- Compliance matrix showing status of all 18 required items
- Financial status: $425/month assessment, no delinquency
- Reserve fund: $185,000 balance, 72% funded
- Insurance coverage: D&O, General Liability, Property
- Board governance: 5 members, current attestation on file
- Risk flags panel with severity-based indicators
- SHA-256 content hash and verification section
- Branded footer with QR verification code
- Mandatory buyer cancellation rights disclosure
Every certificate includes a SHA-256 content hash and verification URL.
Recipients can independently confirm the document has not been altered
after generation.
05
How It Works
From request to delivery. For an association that uses CommunityPay, title companies can submit requests via API or form. The manager, the treasurer, or a board member reviews the disclosures before generation. The certificate is generated from live ledger data. The association bills its fee and releases the certificate, delivered with an HMAC-signed callback.
01
Request received.
Title company submits via API (
POST /api/v1/rc/request/),
public form, or the association's preparer starts it directly. Property address matched to HOA and unit.
02
Review.
Request appears in the Vault RC Requests queue. The manager, the treasurer, or a board member reviews
disclosure items and can set overrides for items requiring
board-confirmed information (litigation, warranties).
03
Approval.
Disclosure modal shows all items that will be included.
The reviewer 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.
06
Multi-State Coverage
Pennsylvania is our home market with both statute profiles in production. The same compliance-profile-driven architecture supports 10 states today.
| 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.
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