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HOA documents to review before buying a California condo or townhome
California requires the seller to give you a packet of HOA documents before the sale closes. It is long, and the parts that affect your budget and daily life are easy to miss. Here is what the packet must include and where to look first.
Updated Oct 30, 2026 · General information with sources, not legal, insurance or engineering advice.
What the seller must give you
Under Civil Code 4525, the seller must provide, as soon as practicable before the transfer:
- All governing documents: CC&Rs, articles, bylaws and operating rules.
- The most recent annual budget report and policy disclosures, which include the reserve summary and a summary of the association's insurance.
- A written statement of current regular and special assessments and fees, plus anything unpaid on the unit.
- Any approved assessment increases that aren't due yet.
- Any unresolved notice of violation sent to the seller.
- Construction defect information, if any, under Civil Code 6000 and 6100.
- Any rental or leasing ban, and any age restriction statement.
- If you ask: approved board minutes from the past 12 months (excluding executive session).
- From 2026: the most recent balcony and elevated element inspection report under Civil Code 5551.
Where to look first
- Assessments and increases. Check the monthly amount, any approved increase, and any special assessment.
- Reserves. The Assessment and Reserve Funding Disclosure Summary (Civil Code 5570) shows how funded the reserves are and whether special assessments are expected.
- Insurance summary. The annual budget report must summarize the property, liability, earthquake, flood and fidelity coverage (Civil Code 5300). Note what isn't carried and the deductibles, then ask your own insurance agent what your unit policy should cover.
- Rules that affect you: rentals, pets, parking, renovations and architectural approval.
- Minutes: upcoming roof, paint or balcony projects, insurance changes, and disputes.
- Balcony inspection report: repairs found and whether they're done.
Questions to ask the HOA before buying
- Are any special assessments or major repairs planned in the next few years?
- When was the last reserve study, and what percent funded are the reserves?
- Has the master policy changed insurer, limits or deductible recently?
- Are there open lawsuits or construction defect claims?
- How many units are rented, and are there rental limits?
- What does the HOA maintain inside or outside my unit, and what's mine?
This is general information, not legal or financial advice. Your agent, escrow officer or a real estate attorney can help with the details of a specific purchase.
Quick answers
What HOA documents do I get when buying in California?
Civil Code 4525 requires the seller to provide the governing documents, the annual budget report and policy disclosures, a statement of assessments and unpaid amounts, approved future increases, unresolved violation notices, construction defect information, rental and age restriction statements, the latest balcony inspection report (from 2026), and, if you ask, 12 months of approved board minutes.
What should I look for in HOA documents?
Start with assessments and planned increases, the reserve funding disclosure, the insurance summary, rental and renovation rules, recent board minutes, and the balcony inspection report.
Who pays for the HOA document packet?
The association may charge for preparing the documents, and the fees must be itemized (Civil Code 4530 and 4528). Who pays between buyer and seller is set by your purchase contract.
For boards, managers and owners
Do this every month without the spreadsheet
HOA Docs AI lets owners and buyers ask plain-English questions of an association's documents and see the exact section and page.