Buying a condo in Grandview Heights and getting ready to waive contingencies? Before you do, take a close look at the condo association’s resale documents. These papers tell you what you own, what you owe, and what risks might be coming. In this guide, you will learn exactly which documents to request, how to review them, what red flags to watch for, and how to time your review so you can move forward with confidence. Let’s dive in.
What a resale package includes
In Ohio, condominiums are governed by the Ohio Condominium Act. The association’s declaration, bylaws, and rules are binding on owners, and they set the framework for assessments, maintenance, and use of your unit and the common areas. On resale, the association or its management company typically provides a bundled set of documents, often called a resale certificate, estoppel, or resale package.
A typical package includes:
- Declaration or CC&Rs
- Bylaws
- Rules and regulations
- Current budget and recent financials
- Reserve study or a statement of reserves
- Estoppel or ledger showing assessments due
- Insurance certificate or policy summary
- Recent board meeting minutes
- Any pending litigation disclosures
- Key contracts and warranties
Associations often charge a fee and need time to prepare the packet. Turnaround can range from a few days to a few weeks based on the association and whether a management company is involved. Ask about the expected fee and timing as soon as your offer is accepted.
Core documents to review
Declaration of Condominium (CC&Rs)
What to check:
- Unit boundaries, limited common elements, and maintenance responsibility
- Parking and storage assignments
- Use limits, including short-term rentals and commercial use
- Amendment process and special assessment authority
Red flags:
- Broad assessment powers without owner vote requirements
- Unclear maintenance responsibility for building envelope or mechanicals
- Onerous owner obligations that add cost or risk
Bylaws
What to check:
- Board composition, election rules, and removal procedures
- Meeting notice requirements and quorum definition
- Special meeting procedures and owner voting limits
Red flags:
- Self-perpetuating boards or vague notice rules that reduce owner input
Rules and Regulations
What to check:
- Pet policies, guest and short-term rental rules, and smoking policies
- Parking assignments and guest parking rules
- Storage, balcony, and satellite dish rules
Red flags:
- Recent rule changes that add new limits or ambiguous enforcement language
Budget and financial statements
What to check:
- Monthly assessment amount and what it covers, including reserves
- Assessment trends, stable or frequent increases
- Expense categories with large year-over-year jumps
Red flags:
- Operating deficits or repeated shortfalls
- Reliance on special assessments to cover routine costs
Reserve study and reserve fund
What to check:
- Recommended annual reserve contributions
- Actual reserve balance and percent funded if provided
- Timing and cost of upcoming major projects, such as roof, masonry, paving, or elevators
Red flags:
- No reserve study or reserves that are far below recommended levels
- Deferred maintenance noted in minutes
Estoppel or resale certificate
What to check:
- Current unpaid assessments or fines on the seller’s account
- Monthly assessment amount and any planned increases
- Any special assessments that are approved but not yet billed
Red flags:
- Seller delinquencies, liens, or notice of imminent special assessments
Board meeting minutes
What to check:
- Discussions about deferred maintenance, capital projects, and funding plans
- Legal disputes, insurance issues, or rising delinquencies
- Management or vendor changes that affect services
Red flags:
- Emergency repairs and large projects without clear funding
- Litigation or insurer non-renewal concerns
Insurance certificate or policy summary
What to check:
- What the master policy covers, building only or interior finishes
- Deductible amounts and whether owners need specific HO-6 coverage
- Any recent changes to coverage or carriers referenced in minutes
Red flags:
- Very high deductibles or gaps in coverage that could trigger owner assessments
Contracts and warranties
What to check:
- Management agreement terms, renewal, and termination rights
- Key vendor contracts, such as landscaping and elevator service
- Major component warranties, such as roofing
Red flags:
- Long-term vendor lock-ins at escalating rates
- Expired or limited warranties for big-ticket items
Pending litigation
What to check:
- Nature of claims, construction defects, board disputes, or insurance subrogation
- Potential exposure and how the association plans to fund outcomes
Red flags:
- Major construction-defect suits or repeated litigation that may drain reserves
Owner roster and rental limits
What to check:
- Rental caps or waiting lists that limit leasing
- Owner-occupancy percentages that could affect financing or insurance
Red flags:
- Very high rental percentages that may limit certain mortgage options
Maintenance responsibility and modifications
What to check:
- Who maintains windows, HVAC, plumbing lines, and exterior elements
- Records of unit alterations and whether permits were obtained
Red flags:
- Ambiguous responsibility for leaks or mechanicals that could lead to surprise bills
Practical review timeline
Request the resale package as soon as your offer is accepted. Do not wait until the end of the inspection period. Confirm the association’s fee and turnaround time up front so you can plan your contingency timeline.
Prioritize these items on your first pass:
- Estoppel or resale certificate and payment ledger, confirm the seller is current and confirm the monthly assessment
- Current budget and cash on hand in operating and reserve accounts
- Reserve study or reserve statement and scheduled capital projects
- Recent board minutes, at least the last 6 to 12 months
- Insurance declaration page and master policy deductible
Review these secondary items if questions arise:
- Management and vendor contracts, warranty details, and litigation documents
- Bylaws language about assessments, voting rights, and board control
Work with your professionals:
- Ask a real estate attorney who knows Ohio condominium law to scan the documents for risk areas
- Confirm with your lender that the project meets program requirements for your loan type
- If minutes or the reserve study mention structural or mechanical concerns, consider a targeted engineering inspection
Red flags and your options
Low or depleted reserves
- Consequence: High chance of near-term assessments, and lenders may be wary.
- Options: Ask for a seller credit, require the seller to pay approved assessments, or step back if the risk is too high.
Pending or recent litigation
- Consequence: Special assessments, insurance challenges, and price pressure.
- Options: Request full legal disclosures, ask for escrow to cover potential assessments, or seek a legal opinion on exposure.
High owner delinquencies
- Consequence: Cash flow strain that can lead to fee hikes or assessments.
- Options: Review the estoppel and minutes for collection efforts, then adjust your offer or terms accordingly.
Unclear maintenance lines
- Consequence: Surprise repair bills for items you thought the association covered.
- Options: Get written clarification on who fixes what and request credits if needed.
Insurance gaps or high deductibles
- Consequence: Owners can face large special assessments after a claim.
- Options: Confirm master policy details and the deductible, then price out HO-6 coverage to fill gaps.
Management turnover or poor vendor performance
- Consequence: Operational issues and deferred maintenance.
- Options: Review performance history in minutes, and factor risk into your negotiation.
Grandview Heights considerations
Grandview Heights is a mature, built-out community in Franklin County with a mix of older buildings and newer infill. Building age and construction type influence reserve needs, especially for roofs, masonry, and utilities. Review the reserve study with those components in mind.
Parking can be tight in some parts of Grandview Heights. Confirm your assigned parking, guest rules, and any city restrictions if on-street parking matters to you. Rules and regulations, the declaration, and the city’s parking policies should all align with how you plan to live.
If the building sits in a historic or design overlay, exterior changes may require city approval. Review the association’s rules and the declaration for exterior modification procedures, then check city requirements before planning any alterations.
Local lenders know the Columbus and Franklin County condo market, but project-level issues, such as litigation, low reserves, or high rental percentages, can still affect loan availability. Share the budget, reserves, and occupancy data with your lender early so you have options.
Helpful local contacts include the City of Grandview Heights planning and building departments for exterior alteration rules, the Franklin County Auditor for parcel data, and condominium-experienced real estate attorneys for document review.
Smart questions to ask
Use these questions to focus your requests with the association or seller:
- How much are monthly assessments, and what do they cover?
- What are the current balances in the operating and reserve accounts, and is there a recent reserve study?
- Are any special assessments planned or approved but not yet billed?
- Are there any pending lawsuits or threatened claims involving the association?
- What is the fee and turnaround time for the resale certificate or estoppel?
- What does the master insurance policy cover, and what is the deductible? Will owners need specific HO-6 coverage?
- What percentage of units are owner-occupied versus rented, and are there rental caps?
- What building issues have been discussed recently, such as roof, envelope, elevators, or paving?
How Seth helps you move forward
You want a condo that fits your lifestyle and your budget without surprise assessments. The right plan is to request the full resale package early, prioritize the key documents, and bring in the right pros at the right time. With a data-first approach and deep local experience in Central Ohio communities, you can review the details, compare options, and make a confident decision.
If you are weighing a unit in Grandview Heights and want a clear, step-by-step review, connect with Seth Janitzki. You will get neighborhood-level insight, a practical document checklist, and calm guidance from offer through closing.
FAQs
What is a condo resale certificate in Ohio?
- It is the association’s official statement and document bundle for a resale that typically includes governing documents, financials, reserves info, insurance, minutes, and an estoppel showing assessment status.
How long do Grandview Heights HOAs take to deliver documents?
- Turnaround varies by association and whether a management company is involved, often from a few days to a few weeks, and a preparation fee is common.
Which resale documents should I review first?
- Start with the estoppel or resale certificate, the current budget, reserves and any reserve study, recent board minutes, and the insurance declaration with the master policy deductible.
How can rental limits affect financing for a Grandview Heights condo?
- High rental percentages or strict rental caps can limit certain mortgage programs, so share occupancy data with your lender early to confirm project eligibility.
What insurance details matter most in the master policy?
- Verify what the master policy covers, interior finishes or building only, and note the deductible, since high deductibles can lead to owner assessments after a claim.
Who pays special assessments approved before closing?
- It is negotiable, but you should confirm in the estoppel whether assessments are approved and not yet billed, then request a seller credit, require payment at closing, or adjust your offer based on risk.
