Understanding Washington State Resale Certificates: A Practical Guide for Buyers and Sellers (2025–2026)

A clear guide to resale certificate requirements, timelines, community association disclosures, and Washington’s updated condo laws.

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Understanding Washington State Resale Certificates: A Practical Guide for Buyers and Sellers (2025–2026)

In Washington, the resale certificate is one of the most important documents in any condominium or community association sale. It provides buyers with essential financial, legal, and operational information about the building they are purchasing into. For sellers, it is a required disclosure that must be provided on time to keep the transaction moving.

With changes to Washington’s condominium and community association laws taking effect from 2024 through 2026, and a complete statewide shift to RCW 64.90 coming in 2028, understanding resale certificates is more important than ever.

This guide outlines what resale certificates include, how the timeline works, and what both buyers and sellers should look for.

Before You Begin: Why Experience Matters

Resale certificates include financial statements, governance documents, reserve studies, insurance information, meeting minutes, and disclosures about the entire community association. Interpreting these documents correctly is critical.

With over 25 years of experience reviewing community association documents including resale certificates, budgets, CC&Rs, reserve studies, and association financials, I help buyers and sellers understand what the documents say, what red flags may exist, and what questions to ask before proceeding.

1. What Is a Resale Certificate in Washington?

A resale certificate is a legally required disclosure package provided by the condominium or community association to the buyer. It typically includes:

• CC&Rs, bylaws, and rules

• Annual budget

• Most recent reserve study

• Financial statements

• Insurance summary

• Meeting minutes

• Notices of special assessments

• Delinquency information

• Litigation disclosures

• Current dues and known increases

• Contact information for the association or management company

This package helps buyers evaluate the financial and operational health of the community.

2. Who Provides the Resale Certificate?

The association is responsible for preparing the resale certificate. Depending on the community, this may be handled by:

• The board of directors

• A professional management company

• A community association manager

• An authorized administrative officer

The seller must submit a formal request before it can be prepared.

3. How Long Does It Take to Get a Resale Certificate?

Washington law requires condominium and community associations to provide the resale certificate within 10 days of the seller’s written request, as outlined in:

• RCW 64.34.425 (Washington Condominium Act)

• RCW 64.90.640 (WUCIOA)

Some associations deliver it sooner, but they are allowed the full 10-day statutory window.

4. What Does the Buyer Review Period Look Like?

Once delivered, most buyers receive a 5-day review period (unless modified by contract).

During this time, the buyer may:

• Review the documents

• Ask questions

• Request clarification

• Seek professional guidance

• Withdraw from the contract within the review window

If the buyer rescinds during the allowed period, they typically retain their earnest money.

5. What Buyers Should Look for in a Resale Certificate

Buyers should review each document carefully. Key areas include:

Financials

• Operating budget

• Reserve fund levels

• Delinquencies

• Dues stability

Reserve Study

• Funding levels

• Upcoming repair timelines

• Long-term projects

Special Assessments

• Approved assessments

• Pending or proposed assessments

• Assessment history

Rules and Restrictions

• Rental limits

• Pet policies

• Parking and storage guidelines

• Unit modification rules

Insurance

• Master policy coverage

• Deductible amounts

• Recent changes in coverage

Meeting Minutes

• Maintenance issues

• Disputes

• Insurance concerns

• Financial decisions

Litigation

• Construction defects

• Water intrusion

• Insurance disputes

• Structural concerns

An experienced agent can help interpret these documents clearly.

6. What Sellers Should Know Before Requesting a Resale Certificate

Sellers should:

• Request the resale certificate early

• Review the package for accuracy

• Anticipate buyer questions

• Be upfront about known issues

• Coordinate with the agent to frame financial or operational concerns

The resale certificate is provided by the association, but sellers are responsible for ensuring it is delivered on time.

7. 2026 Community Association Law Changes

Washington continues updating condo and HOA laws to improve transparency and financial stability.

Key 2026 changes include:

• More detailed budgeting disclosures

• More formal reserve funding expectations

• Consumer-friendly transparency requirements

• Expanded virtual and hybrid meeting allowances

• Additional document and financial reporting obligations

Buyers and sellers may begin seeing these changes reflected in association documents.

8. How the 2028 WUCIOA Conversion Will Change Resale Certificates

Starting January 1, 2028, Washington will consolidate all community associations under one statute:

RCW 64.90 – Washington Uniform Common Interest Ownership Act (WUCIOA)
https://apps.leg.wa.gov/rcw/default.aspx?cite=64.90

This transition, established by SB 5796, will repeal:

• RCW 64.32 – Horizontal Property Regimes Act

• RCW 64.34 – Washington Condominium Act

• RCW 64.38 – Homeowners’ Associations Act

These references are provided for general information only.

How Resale Certificates Will Be Affected

As associations prepare for the 2028 transition, resale certificates may begin to include:

• Expanded financial disclosures

• Clearer reserve and long-term planning summaries

• Updated insurance information

• More consistent governance documents

• Clarified maintenance responsibilities

• More explicit rule and enforcement procedures

Buyers should review whether the association has begun preparing for the upcoming transition. Sellers should anticipate questions about WUCIOA readiness.

People Also Ask

What documents are included in a Washington resale certificate?

Budgets, financial statements, reserve study, CC&Rs, rules, meeting minutes, insurance, litigation disclosures, and assessment information.

How long does it take to get a resale certificate?

Washington law requires the association to deliver it within 10 days of the seller’s written request under RCW 64.34.425 and RCW 64.90.640.

Who pays for the resale certificate?

Typically the seller, though this may be negotiable.

Can a buyer cancel after reviewing the resale certificate?

Yes, within the contract’s review period.

FAQ

Do all condos require a resale certificate?
Yes. Most condominium associations in Washington must provide one.

What if the resale certificate has errors?
The seller or buyer may request clarification or correction from the association.

Can dues change after closing?
Yes. Dues can increase annually or as needed based on reserve funding or updated legal requirements.

What if the community is in litigation?
This may affect financing or insurance, but the sale can still proceed with proper disclosure.

Final Thoughts

Understanding the resale certificate is essential for both buyers and sellers in Washington’s condominium and community association market. It provides a clear picture of the building’s financial health, governance, reserves, and planned projects.

With over 25 years of experience reviewing community association documents including resale certificates, reserve studies, budgets, and complex building operations, I help buyers and sellers move through the process with clarity and confidence.

Questions about reviewing or preparing resale documents? I can help.

The Corwin Group
206-650-7390
[email protected]

Disclaimer

This article is for general informational purposes only and is not legal advice. Condominium and community association laws may change, and each association has unique conditions. Buyers and sellers should consult an attorney, CPA, or qualified professional for guidance on their specific situation.