Buying a Massachusetts condo: the 6(d) certificate, the master deed and what to check

A Massachusetts condo sale runs on a handful of documents: the master deed, the condo trust and its bylaws, the budget, the board's minutes, and the 6(d) certificate that settles the unit's common charges at closing. Here's what each one tells you, and what to check before you sign.

The documents

The master deed creates the condominium: the units, the common areas, each unit's percentage interest, and every amendment. It's recorded at the registry of deeds, so you can find it on masslandrecords.com.
The condo trust and bylaws. Many Massachusetts associations are run as a trust, with trustees acting as the board. The bylaws cover how they're chosen and how decisions get made, including assessments.
Rules and regulations: pets, parking, renovations, move-ins and rentals.
The budget and financial statements. Common charges are assessed at least once a year from a budget adopted at least once a year, usually split by each unit's percentage interest.
The reserve study, if the association has one, and the budget's reserve contribution.
Trustee meeting minutes from the last 12 months or more. This is where roofs, decks, siding and lawsuits come up first. See how to read them.
The 6(d) certificate and the master insurance policy, usually ordered for closing.

The 6(d) certificate

Under section 6(d) of chapter 183A, the association must provide, within 10 business days of a written request, a statement of the unit's unpaid common charges and any other sums assessed against it. It can charge a reasonable fee. Once it's recorded at the registry of deeds, it clears the unit of liens for other unpaid sums and binds the association, which is why closing attorneys and lenders insist on it.

The certificate tells you what the seller owes. It doesn't tell you what's coming. A special assessment the trustees are still discussing won't be on it, so read the minutes too. See the resale certificate guide.

Why unpaid common charges matter

In Massachusetts, the association's lien for unpaid common charges comes ahead of the first mortgage for up to six months of regular charges, plus the costs and attorneys' fees of collecting them. Special assessments, late charges, fines and interest don't get that priority. That's why lenders check delinquencies, and why a building where many owners are behind can have trouble with financing. See what lenders check.

What to check

Special assessments approved or discussed in the minutes, and who pays one approved before closing. That's for your purchase and sale agreement. See special assessments.
The reserve contribution in the budget. A small one in an older building often means a special assessment later.
Rental limits in the master deed, bylaws or rules, if you might rent the unit. See rental restrictions.
Lawsuits involving the trust, which can stop a loan.
Amendments to the master deed and bylaws, since they change the original rules.
The insurance deductible on the master policy, which owners can be charged after a loss.

How HOA Fine Print helps

Upload the package. The report lists the red flags with the page each one is on, checks the reserves and the lender rules, and lists any key documents missing, like the 6(d) certificate or the minutes, with an email to the trustees or manager asking for them.

This guide is general information about Massachusetts General Laws chapter 183A, section 6, as of 2026, not legal advice. Ask a Massachusetts real estate attorney about your purchase.