Massachusetts Chapter 183A Section 6(d) Certificates, HOA Super-Liens and Special Assessments

Updated October 2026

A condo with an attractive asking price can carry unpaid common charges, a pending roof assessment, or an association budget that understates future costs. In Massachusetts, the Chapter 183A Section 6(d) certificate addresses one important question: what unpaid common expenses or other covered sums are attributable to the unit? It is not a substitute for reviewing the association’s finances.

Understand the certificate and lien priority

A properly executed 6(d) certificate states the amount of unpaid sums covered by the statute. When recorded, it provides statutory protection concerning amounts beyond those stated. Closing attorneys typically obtain a current certificate and coordinate payment of any listed balance.

Massachusetts also gives qualifying condominium common-expense liens priority over a first mortgage for a limited portion of the debt. Often called the super-lien, that priority generally covers six months of qualifying common expenses, with qualifying enforcement costs and attorney fees potentially added. Procedural requirements matter, and repeated enforcement periods can complicate a delinquency.

Do not assume every special assessment automatically receives the same priority treatment. The assessment’s purpose, structure, and applicable statutory rules need separate review.

Investigate costs that a clean certificate cannot predict

A certificate showing no unpaid balance does not establish that the building is adequately funded. Before the P&S deadline, obtain:

• The current budget, reserve balances, and recent financial statements.
• Meeting minutes discussing roofs, elevators, masonry, balconies, or insurance claims.
• Details of approved and proposed special assessments, including installment schedules.
• Master insurance coverage, deductibles, and any inspection or engineering reports.
• Information about litigation, owner delinquencies, and commercial space.

Spell out responsibility for assessments in the purchase contract. An assessment approved before closing but payable afterward can create a dispute if the agreement addresses only amounts currently due.

Lender project review is another independent checkpoint. A buyer’s personal approval does not guarantee that the condominium project qualifies for financing.

Compare the complete monthly obligation

Add mortgage principal and interest, property taxes, unit insurance, association dues, and assessment payments in the monthly payment calculator. A $450 association fee plus a $225 assessment is a $675 monthly obligation before the mortgage and taxes.

Boston, Cambridge, and several neighboring municipalities offer residential exemptions, but eligibility and application timing differ. Review property-tax information through the Massachusetts Department of Revenue Division of Local Services.

Use the closing cost estimator for prepaid dues and closing adjustments. The Consumer Financial Protection Bureau provides a useful framework for comparing mortgage costs without overlooking expenses paid outside the loan.