Listing a condo in the Downtown Dallas Historic District can move fast, and one document often makes or breaks your closing: the resale certificate. If you have not ordered it yet, deadlines can sneak up and stall buyer confidence. You want a smooth, on-time sale with no last-minute surprises.
In this guide, you will learn what the resale certificate includes, how long it typically takes, common fees, and the specific steps to order it correctly. You will also get a seller-focused checklist and local notes for Downtown Dallas. Let’s dive in.
Why the resale certificate matters
A resale certificate is an association-issued disclosure that confirms key facts about your unit and the condominium association. It covers rules, assessments, financials, insurance, and any issues that could affect title or ownership. Buyers and their lenders rely on it to evaluate risk and ongoing costs.
In Texas, the exact content and timing flow from a mix of the association’s documents, the management company’s process, your sales contract, and state law. In Downtown Dallas, some properties also sit within historic-district rules, and a building can have multiple associations or mixed-use elements. The practical takeaway is simple: the association’s certificate is the authoritative source for association-level facts, and you should coordinate with your title officer and the contract to confirm responsibilities and deadlines.
What’s in a resale certificate
While formats vary by association, you can expect these items:
- Governing documents and contacts: declaration, bylaws, rules and regulations, leasing rules, amendments, and management company contact details.
- Financials and assessments: current dues owed for your unit as of a stated date, regular assessment amounts, any special assessments, a reserve summary, and a recent or current-year budget summary.
- Insurance and claims: overview of master policy coverage and any notices of claims that impact the association.
- Delinquencies and violations: liens, unpaid fines, collection actions, or pending enforcement items tied to the unit.
- Legal matters: pending or threatened litigation that could materially affect the association’s finances.
- Use, leasing, and occupancy rules: rental restrictions, short-term rental policies, pet rules, and any limits on business use.
- Operational items: assigned parking and storage, move-in or move-out rules, transfer or administrative fees, and procedures for architectural changes.
- Delivery and certification: effective date, how long statements are guaranteed accurate, preparer’s name and signature, and authorized delivery methods.
Timelines and fees to expect
Processing times often run from a few business days up to two weeks. Many associations offer expedited service that can shorten delivery to 24 to 72 hours for an additional fee. High-volume seasons can extend timelines, so plan ahead.
Fees are commonly charged for preparing a resale certificate. Amounts vary by association and service level, and there may be extra charges for rush orders or hardcopies. Your contract typically controls who pays these fees. In many Texas transactions the seller pays association documentation fees, but you should always confirm your contract and local practice.
Seller checklist: order early and get it right
Ordering early is the best way to prevent delays.
When to order:
- Upon listing: helpful to surface issues before you go under contract. If ordered far in advance, you may need an updated certificate before closing.
- Within 24 to 48 hours after contract ratification: aligns with buyer review timelines and reduces the chance of a stale certificate.
What to include with your request:
- Exact legal owner name as shown on title.
- Full property address and unit number, including the condominium’s official name.
- Desired effective date, target closing date, and any known contract contingencies.
- Delivery contacts: buyer, buyer’s agent, and title or escrow officer with full names, emails, and phone numbers.
- Signed owner or agent authorization if the association requires it. Include the unit account number if you have it.
- Payment method and billing contact. Pre-verify who pays per the contract.
- Note any need for expedited processing and agree to the rush fee.
How to pay and document it:
- Confirm accepted payment methods and pay promptly. Some associations do not process until payment clears.
- Save receipts, confirmations, and screenshots. Share copies with your title or escrow officer and keep them in your file.
Delivery list best practice:
- Always include your title or escrow officer on the delivery list so payoff amounts and lien checks reconcile cleanly.
Avoid delays and last-minute issues
You can prevent most problems by tackling these common pitfalls upfront.
- Missing or incorrect unit data: Verify legal owner names, unit numbers, and building identifiers with your title company before you order.
- Delinquencies or disputed balances: Check the account at listing, clear any balances early, or provide escrow instructions for payoff at closing.
- Pending board actions or special assessments: Ask if approvals or notices are pending. If so, request clarity or minutes early to manage buyer expectations.
- Signature or portal requirements: Some associations require a specific form, owner signature, or a vendor portal request. Confirm the exact method and submit correctly the first time.
- Limited board or staff availability: If disclosure needs a board officer’s signature or attorney review, alert management that a sale is pending and request prioritization.
- Management changes: If the building recently changed management, confirm where to send requests and how records will be accessed.
Downtown Dallas specifics to confirm
Downtown buildings often have features that add complexity. Address these early.
- Professional management and vendor portals: Many buildings require resale requests through a designated portal or standardized form. Use the required channel to avoid rejection.
- Mixed-use components: If your building includes commercial space or a master association, the certificate may need to address cross-easements or shared costs. Expect extra coordination time.
- Short-term rentals and municipal overlays: Confirm whether building rules or City of Dallas policies affect short-term rentals and whether historic-district guidelines impact exterior changes or use. These items are not always fully included in the association packet.
- Parking and storage assignments: Ensure the certificate clearly states assigned parking spaces and storage that convey with the unit. These are material to buyers.
- Peak seasons: Anticipate longer turnaround during busy closing periods and consider ordering earlier or requesting a rush service.
Keep your contract timeline aligned
Plan delivery of the resale certificate around your contract contingencies. If you cannot deliver within the agreed review period, discuss extensions or solutions with the buyer’s side early. Because certificates are dated, request an updated certificate if any material change occurs before closing, such as new assessments or additional fines.
Key takeaway for sellers
Order the resale certificate promptly, provide exact legal owner and unit details, include the title or escrow officer on the delivery list, pay fees right away, and request expedited handling if time is tight. Be ready to refresh the certificate if anything changes before closing. This approach keeps your buyer confident and your closing on schedule.
If you would like hands-on help coordinating documents, timelines, and communication for your Downtown Dallas sale, our team is here with concierge-level support. Schedule a personalized consultation with Unknown Company.
FAQs
What is a condo resale certificate in Texas?
- It is an association-issued disclosure that outlines rules, fees, assessments, insurance, financial status, and any issues tied to a specific unit that could affect ownership or title.
Who usually pays for the condo resale certificate in Dallas?
- Your sales contract controls payment. In many Texas transactions sellers pay association documentation fees, but you should confirm what your contract specifies.
How long does it take to get a resale certificate for a Downtown Dallas condo?
- Routine requests commonly take a few business days up to two weeks. Expedited service is often available within 24 to 72 hours for an additional fee.
What if my unit shows a delinquent balance or fines?
- Address balances early or arrange escrow payoff instructions with the title or escrow officer so the association can issue a clean accounting for closing.
Are Downtown Dallas Historic District rules included in the resale packet?
- Not always. Associations focus on association-level disclosures, so you may need to confirm historic-district guidelines or other municipal rules separately.
Are short-term rentals allowed in Downtown Dallas condos?
- It depends on your association’s rules and any city policies. Review the certificate’s leasing section and verify any municipal requirements that may apply.
