You found a Mission Hill condo you love, but now there is a stack of PDFs to read. It can feel like alphabet soup, especially if you are buying in Boston for the first time. This guide breaks down Massachusetts condo documents in plain English and shows you what to scan before your attorney review. You will leave with a practical checklist, red flags to watch for, and local tips for Mission Hill. Let’s dive in.

Key Massachusetts condo documents

Think of the master deed as the condo’s constitution and the bylaws as the operating rules. The rules and regulations are the day-to-day policies. Financials, reserves, insurance, minutes, and the 6(d) certificate fill in the real-world picture of how the building is run.

Master deed or declaration

Purpose: Creates the condo under Massachusetts General Laws Chapter 183A, defines unit boundaries and common areas, and sets each unit’s percentage interest and expense share.

What to scan:

• Unit description and boundaries. Look for what is included or excluded, like windows, exterior walls, and pipes.
• Parking, decks, storage, and any exclusive-use areas. Confirm whether parking is deeded or assigned.
• Percentage interests for expenses and voting.
• Amendment process and any recorded amendments or plans.

Red flags:

• Vague boundary language that could spark disputes about windows or exterior maintenance.
• Deeded parking or storage that does not match the listing.
• Missing exhibits or old language with no clear amendment record.

Bylaws

Purpose: Sets how the association is governed, including the board, elections, meetings, and assessment powers.

What to scan:

• Board powers to levy special assessments or borrow, and voting thresholds to do so.
• Quorum and voting rules for budgets and amendments.
• Owner access to records and meeting procedures.

Red flags:

• Very broad assessment or borrowing powers with few owner safeguards.
• Unusual voting classes that could limit owner control.

Rules and regulations

Purpose: Covers daily living items like pets, parking, noise, use of common areas, short-term rentals, and subletting.

What to scan:

• Pet policies, leasing and subletting rules, and any short-term rental restrictions.
• Smoking rules, guest parking, and move-in or move-out policies.
• Whether the board can change rules without owner votes.

Red flags:

• Ambiguous leasing restrictions if you plan to rent in the future.
• Surprise bans like no in-unit laundry or limits on window AC units.

Budget and financial statements

Purpose: Shows income and expenses, and what your monthly assessment covers.

What to scan:

• Current assessment amount and included services like heat, water, trash, snow, and management.
• Big line items like insurance, utilities, legal, management, elevator, boiler or HVAC contracts.
• Prior-year budgets and actuals. Look for expense trends and recent increases.

Red flags:

• Large jumps in insurance or utilities without explanation.
• Heavy reliance on one-time fees rather than steady assessments.
• Little to no reserve contribution.

Reserve study and reserve fund

Purpose: Estimates 20 to 30 years of capital needs and recommends annual reserve funding.

What to scan:

• Current reserve balance and the percentage of recommended funding.
• Project schedule for roofs, masonry, boilers, elevators, and paving.
• Date of the study or update.

Red flags:

• Tiny reserves for an older building that needs big-ticket work.
• No reserve study for an aging property.
• Frequent special assessments without reserve growth.

6(d) certificate or resale certificate

Purpose: In Massachusetts, this association document confirms the unit’s financial status, special assessments, violations, litigation, budget, and insurance basics. It is the official statement for the sale.

What to scan:

• Any unpaid assessments or liens tied to the unit.
• Pending or newly approved special assessments.
• Transfer, move-in, or move-out fees and procedures.
• Disclosed litigation or insurance claims.

Practical note: Associations charge a fee and need time to issue this document, which can affect your closing timeline.

Red flags:

• Unit arrears, imminent special assessments, or major pending litigation.

Board minutes and resolutions

Purpose: Minutes reveal what is really happening inside the association.

What to scan:

• Planned capital projects, repair bids, and timing for roof, masonry, HVAC, or elevator work.
• Proposed special assessments, loans, or budget shortfalls.
• Delinquency collections and patterns of violations or disputes.

Red flags:

• Repeatedly deferred repairs and reliance on special assessments.
• Board and owner conflicts or frequent emergency meetings.

Insurance master policy and claims history

Purpose: Defines what the association’s policy covers and what your HO-6 policy must cover.

What to scan:

• Coverage type, such as all-in or bare walls, and the deductible amount.
• Any exclusions for flood, wind, or hail. Check if the property is in a flood zone.
• Claims history that might indicate problem systems or rising premiums.

Red flags:

• Very high master deductible that could lead to owner assessments after a claim.
• No clarity on owner HO-6 responsibilities and loss assessment coverage.

Litigation

Purpose: Active lawsuits can drain reserves, trigger assessments, and disrupt financing.

What to scan:

• Any litigation listed in the minutes or 6(d) certificate.

Red flags:

• Structural defects, developer disputes, or insurance litigation with large potential costs.

Unit deed, plans, and municipal records

Purpose: Confirms legal unit details and any permitting issues.

What to scan:

• Deed description and recorded plan at the county registry.
• City of Boston permits, inspection notices, or code violations.
• Any differences between documents and the physical unit.

Red flags:

• Unrecorded amendments or unpermitted alterations that change layouts or add features.

Mission Hill factors to consider

Mission Hill has many older brick rowhouses, brownstones, and converted multi-family buildings. Older structures often face masonry, roof, boiler, and window needs. Expect to see these items in the reserves and minutes.

Some complexes have a higher share of rentals due to nearby medical campuses and universities. Lenders may look closely at owner occupancy, investor concentration, and delinquency levels, which can affect mortgage options. If you plan to rent your unit, check leasing rules and minutes for enforcement patterns.

Parking varies widely. Some condos have deeded spaces, some have assigned spaces, and many rely on city street permits. Confirm what you are actually getting in the master deed and recorded plans.

In older buildings, enclosed porches or interior changes may have been added over time. Check municipal permits and recorded exhibits to verify the layout.

Financing and risk checkpoints

Lenders and appraisers often review reserves and special assessment history. Weak reserves or frequent special assessments can trigger additional underwriting or higher scrutiny. A strong reserve plan supports both building health and mortgageability.

Owner occupancy, investor concentration, and delinquency rates matter. Many loan programs have project-level rules that vary by lender and agency. If a project is not approved or fails certain thresholds, FHA or VA financing may not be available.

Insurance costs have been rising in many older Boston buildings. Review the budget line for insurance and the master deductible, since both can impact your monthly costs and risk exposure.

Action step: Ask your lender early about project eligibility and any documentation they will need. Do this while you review documents so you can adjust quickly.

Pre-attorney scan checklist

Spend 20 to 60 minutes scanning these items before your attorney does a deep review. Flag anything that looks off.

Pull these documents:

• Master deed or declaration and recorded plans
• Bylaws
• Current rules and regulations
• Current operating budget and last year’s actuals
• Most recent reserve study or reserve fund statement
• 6(d) or resale certificate
• Last 12 to 24 months of board minutes and any special meeting minutes
• Insurance declarations and claims history summary
• Any developer documents, warranties, or known construction defect disclosures
• Unit deed, plan, and any municipal permits or citations

Annotate for your attorney:

• Big numbers: monthly assessment, proposed or approved special assessment, reserve balance, master deductible
• Ambiguous maintenance responsibilities like windows, exterior walls, chimneys, or roofs
• Any pending litigation, major capital projects, or association or manager financial issues
• Rules that conflict with your plans, such as leasing limits or pet policies
• Listing details that do not match recorded documents, especially parking and storage

Timing tips:

• Order the 6(d) early and confirm the fee and turnaround time to avoid closing delays.
• Request 12 months of minutes at minimum, and 24 months for older buildings.

When to escalate right away

• The 6(d) shows arrears, liens, or an imminent special assessment
• Minutes show large capital projects with no funding plan
• Insurance declarations show a very high master deductible or major exclusions

Practical scanning tips

• Budget: Open the budget PDF, circle the reserve line, and note both the dollar amount and whether contributions match the reserve study.
• Master deed: Confirm unit boundaries and any exclusive-use areas. Compare the parking description to the listing and to the recorded plan.
• Minutes: Skim the last year of minutes for mentions of masonry, roof, boiler, elevator, or insurance. Note timing and funding.
• Rules: Check leasing, pets, smoking, and move-in policies. Make sure they fit your plans.
• Insurance: Write down the master deductible and coverage type. Ask your insurance agent about HO-6 and loss assessment coverage.

Ready to buy smart in Mission Hill?

You do not need to become a condo lawyer, but you should know how to spot the big stuff. A focused pre-attorney scan can save time, prevent surprises, and keep your purchase on track. If you want a second set of local eyes on building quality, reserves, and lender fit, our team is here to help.

Reach out to Mission Realty Advisors for calm, data-informed guidance through the condo review, financing checkpoints, and negotiation.

FAQs

What is a Massachusetts 6(d) certificate and why does it matter?

• It is the association’s official statement for your unit’s financial status, including arrears, pending special assessments, litigation notes, and fees. It is required for closing and can affect timing.

How do I know if parking is truly included with my Mission Hill condo?

• Check the master deed and recorded plan for deeded or exclusive-use rights. Do not rely only on the listing description or building custom.

What reserve balance is considered healthy for an older Boston building?

• There is no single number. Look for a recent reserve study, a clear funding plan, and contributions that match upcoming capital projects like roofs or masonry.

Can investor concentration affect my mortgage approval in Mission Hill?

• Yes. Many lenders and agencies look at owner occupancy and investor concentration at the project level. Ask your lender early to confirm project eligibility.

What are the most common red flags in small Mission Hill associations?

• Thin reserves, repeated special assessments, big insurance deductibles, vague maintenance responsibilities for windows or exterior, and minutes showing unfunded capital projects.

Should I worry about older alterations or enclosed porches in brownstones?

• Verify that the recorded exhibits match the physical space and check City of Boston permits. Unpermitted changes can create risk and appraisal issues.