Selling a Boston condo and eyeing a smooth closing? One small document can make or break your timeline: the 6(d) certificate. Many sellers wait until the last minute, then face rush fees or postponements. In this guide, you’ll learn what a 6(d) is, why it matters, and exactly when and how to request it so you close on time. Let’s dive in.
What a 6(d) certificate is
A 6(d) certificate is a legal statement from your condo association that lists any unpaid common expenses or other amounts assessed to your unit. Under Massachusetts law, the association must provide this statement within ten business days of a written request and reasonable fee. When the certificate is recorded at the Registry of Deeds, it discharges the unit from other unpaid liens covered by the statute. See the statute at Massachusetts General Laws Chapter 183A, Section 6(d) for the exact language and effect of recording (M.G.L. c.183A §6(d)).
In practice, a clean, recorded 6(d) gives your buyer and their lender confidence that your unit will not carry lingering condo-fee liens after closing. Without it, you can expect title issues and delays.
Why you should request it early in Boston
The law allows ten business days for the association to furnish the certificate, but real-world processing often takes longer. Many Boston-area managers post standard timelines of about 7 to 14 business days, with rush options at an added cost (Invicta Property Management example). If you wait until a few days before closing, you risk paying rush fees or rescheduling the closing.
You also have other moving parts in a Boston closing. The City of Boston’s Municipal Lien Certificate typically takes about ten business days to issue, and it is separate from the 6(d) (City of Boston MLC guidance). Recording logistics at the Suffolk Registry can also affect timing, especially if e-recording is not available for your document package or if you need in-person delivery.
How the process works
Who requests it and when
You, your listing agent, or your closing attorney can submit the written request, depending on your association’s rules. Plan to request the 6(d) about 2 to 4 weeks before your scheduled closing. Confirm the required form, fee, and where to send payment with your property manager.
Who signs and notarizes
The certificate must be executed by the condominium trustees or their authorized agent and notarized. If the board recently changed, the association may need to record an updated trustee certificate so the Registry will accept the 6(d) (trustee execution details).
Typical fees
The statute allows a reasonable fee, and managers commonly charge in the $75 to $250 range. Rush delivery, extra copies, or special handling can increase the cost, so check your association’s posted schedule (fee range examples).
Avoid common delays
- Payments not cleared. If you pay past-due fees by personal check or ACH, they may not show as cleared when the manager prepares the 6(d). Use certified funds or a manager-approved credit card option, and confirm the payment has posted to your ledger (payment clearing tips).
- “Dirty” vs “clean” 6(d). A clean 6(d) shows $0.00 due. If amounts are outstanding or not yet cleared, the association may issue a dirty 6(d) that lists balances. Some managers will issue a clean 6(d) at closing in exchange for certified funds in escrow, but that requires coordination among counsel and the association (dirty vs clean explained).
- Trustee documentation. If the association’s trustee certificate is outdated or missing from the Registry, recording the 6(d) can be rejected. Ask management to confirm that trustee records are current before you request the certificate (trustee-certificate reminder).
- E-recording limits. Some document packages cannot be e-recorded at the Suffolk Registry and must be delivered in person or by courier. Build in time for courier logistics if needed (Suffolk e-recording info).
- Collection status. If your account has been turned over to collection counsel, legal fees and coordination can lengthen processing. Address any arrears early to avoid last-minute issues (processing considerations).
Boston closing timeline checklist
- About 30 days before closing
- Tell your listing agent and attorney you need a 6(d). Confirm who will submit the request and the exact form, fee, and delivery method.
- Ask the manager to confirm your ledger is current and whether any special assessments or fines exist.
- 14 to 21 days before closing
- Submit the written 6(d) request with the required fee. Use certified funds or a manager-approved payment method and keep proof of payment.
- Your closing attorney should order the City of Boston Municipal Lien Certificate and track its status.
- 10 business days before closing
- Verify the association received your complete request. Confirm the expected issue date and whether any balances are outstanding.
- 3 to 5 days before closing
- Review the 6(d) for accuracy. Check names, unit number, balances, and notary details. If recording before or at closing, confirm the plan with your attorney and the Registry.
Work with a systems-driven guide
You have enough to manage when you sell. A simple scheduling miss on the 6(d) can stall your closing. If you want a clear plan, early coordination with your manager, and proactive tracking of city and registry timelines, reach out. Persa Konomi brings a systems-first approach and Boston know-how to help you close on time and with confidence.
FAQs
What is a Massachusetts 6(d) certificate for condo sellers?
- It is a notarized statement from your condo association listing any unpaid common expenses or assessments, which, when recorded, helps clear association liens tied to your unit at closing.
How long does a 6(d) certificate take in Boston?
- Associations have ten business days by law to furnish it after a complete written request, but many managers quote 7 to 14 business days and offer rush service for a fee.
Who signs a 6(d) certificate and is notarization required?
- The condominium trustees or their authorized agent sign it, and it must be notarized to be accepted for recording.
What is a “dirty” 6(d) and how do I avoid it?
- A dirty 6(d) shows amounts due. Pay any balances with certified funds and confirm the payment has posted so you receive a clean certificate that shows $0.00 due.
Do I still need a Municipal Lien Certificate if I have a 6(d)?
- Yes. The MLC is issued by the City and covers municipal taxes and charges. The 6(d) is from your condo association and covers association assessments; you need both for closing in Boston.
