Buying a condo in Dorchester can feel exciting until someone says, “Let’s review the condo docs.” If you are eyeing a converted triple-decker, those documents will shape your budget, your maintenance responsibilities, and even your ability to get a mortgage. You want clarity before you make an offer, not surprises after you move in. In this guide, you’ll learn what each document is, what to look for, and how to protect yourself during due diligence. Let’s dive in.
What condo documents include and why they matter
Condominiums in Massachusetts are created and governed by the Massachusetts Condominium Act, commonly cited as M.G.L. c. 183A. That law sets the foundation for how condos form, how units are defined, and which rights owners hold. In Dorchester and the rest of Boston, the key documents are recorded at the Suffolk County Registry of Deeds. Your attorney can help interpret how these documents apply to your situation.
Master deed basics
The master deed is the recorded instrument that creates the condominium. It defines the building, each unit, and the common areas by referencing a recorded plan. It also allocates each unit’s percentage share for common expenses and voting, and it may list limited common elements like porches or parking spots.
You should obtain the recorded master deed and any amendments. Confirm your unit boundaries, your percentage interest, and any special restrictions or easements. If the building was converted, look for conversion riders or annexes that explain developer rights and phasing.
Bylaws and rules
The bylaws explain how the association runs. They cover the board, budgets, voting procedures, notices, and use restrictions like pets or rentals. Bylaws also describe how to amend rules. These details affect your daily life, how decisions are made, and what approvals you need for renovations.
Ask for the full bylaws and any separate house rules. Confirm meeting and voting requirements, approval thresholds for assessments, and renovation approval processes.
Trust or association documents
Some conversions use a trust with trustees managing the association, especially when a developer still owns units. Review any trust agreements, management contracts, and developer rights, such as the right to appoint board members for a period. This tells you who is in charge and for how long.
What sellers typically provide
Sellers generally share a “resale pack” that includes the master deed, bylaws, current budget, insurance summary, and recent meeting minutes, along with a certificate of the association or trust. Your purchase and sale agreement usually sets timelines for document review. Work with your agent and attorney to confirm deadlines and request anything missing.
Money matters: budgets, reserves, assessments
In a small Dorchester association, especially a three-unit triple-decker conversion, the numbers are personal. Even modest projects can create large per-unit costs. Review the budget, reserves, and assessment history with care.
Operating budget
Request the current budget and at least two to three years of prior budgets and year-end actuals. Focus on insurance premiums, property management fees, snow and landscaping, common utilities, and maintenance. Watch for large jumps in insurance or utilities, recurring shortfalls, or one-time fixes that hide a structural gap.
Reserve fund and reserve study
The reserve fund pays for big-ticket items like roofs, siding, porches, boilers, and paving. Best practice is to have a formal reserve study and a plan to fund future needs. Red flags include no reserve study, little or no reserve balance, and recent special assessments with no plan to replenish.
Ask whether a reserve study was done and when. Request the current reserve balance and a list of planned capital projects over the next one to five years.
Special assessments
Assessments are governed by the master deed and bylaws. These documents specify who can approve them and what majority is required. Emergency assessments may be allowed for urgent repairs.
Ask for the history of assessments, board decisions in the minutes, and any projects that might trigger future assessments. Remember that in a three-unit building, each owner’s share can be sizable.
Delinquency and collection policy
High owner delinquency can strain the budget and worry lenders. Request the current arrears report, the late-fee and collection policy, and whether the association has any outstanding loans. Consistent collections help the building stay on track.
Warrantability and lender review
Lenders review condo “project” criteria that may include owner-occupancy levels, investor concentration, litigation, commercial space, budget strength, reserves, and delinquency. Small, non-warrantable projects often limit mortgage options or raise down payment and rate requirements. If you are financing, coordinate early with your lender and obtain the condo questionnaire. Confirm project eligibility before waiving your contingency.
Insurance and who pays for what
Insurance and maintenance language can feel technical, but it is critical. Know what the master policy covers and what falls to you as a unit owner.
Master policy vs. HO-6
The master policy typically covers the building shell and common elements, either with “bare walls” style coverage or more comprehensive “all-in” replacement coverage. You will likely need an HO-6 policy for your interior improvements, personal property, liability, and loss assessment coverage.
Ask for the master policy declarations page, including insurer, limits, and deductibles. Confirm replacement cost coverage and whether a fidelity bond is in place for the association treasurer.
Deductibles and assessments
Large deductibles can translate into a special assessment if reserves are not sufficient. Confirm the deductible for common claims like water, fire, or wind. If the building is in a flood zone, verify whether flood coverage is in place and what it covers.
Maintenance responsibilities
Typically, the association handles the roof, exterior, foundation, and common systems, while owners handle interior finishes and fixtures. In many conversions, each unit may own and maintain separate HVAC or boilers, but some buildings share mechanicals. The master deed and bylaws control the split.
Look closely at porches, basements, yards, and exterior stairs. These areas are often designated as limited common elements, which means you have exclusive use but cost and maintenance rules are defined in the documents.
Triple-decker specifics
Older Dorchester triple-deckers can have shared systems, historic materials, and legacy conditions like lead paint, older wiring, or oil tanks. These factors can affect insurance and future capital needs. Confirm how utilities are metered and how shared costs are allocated if meters are not separate.
Owner occupancy, rentals, and financing
Owner-occupancy ratios matter to both quality of life and lending. A higher share of owner-occupants can reduce delinquency risk and often aligns with better upkeep.
Why ratios matter
Mortgage programs look at owner-occupancy levels, investor concentration, and association health. For very small associations, some lenders take a more conservative approach. If your plan depends on conventional, FHA, or VA financing, ask your lender to verify the project’s eligibility before you waive your review.
Rental rules and leasing
Bylaws may limit how many units can be rented or may set minimum lease terms. If you intend to rent your unit now or later, confirm leasing rules, approval steps, and any waiting periods. Clear rules help you plan for both lifestyle and investment goals.
Steps for financing clarity
- Ask your lender to review the condo questionnaire early.
- Confirm owner-occupancy percentage, delinquency levels, and reserve funding.
- Align your financing plan with the project’s eligibility before removing contingencies.
Dorchester triple-decker due diligence checklist
Use this checklist to organize your review. Share it with your attorney, lender, inspector, and insurance agent so everyone is aligned.
Documents to request
- Recorded master deed and all amendments or annexes.
- Bylaws and house rules.
- Current budget and the prior two to three years of budgets and year-end actuals.
- Reserve study, if available, and current reserve balance.
- Association meeting minutes for the last 12 to 24 months.
- Master insurance policy declarations and fidelity bond details.
- Unit owner roster with owner-occupied vs. rented counts.
- Property management agreement, if applicable.
- History of special assessments and authorizations.
- Any pending or threatened litigation or liens.
- Copies of current leases for rented units.
- Building permits and certificates of occupancy related to the condo conversion.
- Utility bills or shared utility statements if the association pays them.
- Engineer or inspection reports and recent capital project proposals.
Inspections and expert reviews
- Building inspection that includes roof, exterior envelope, foundation, porches, and chimneys.
- Mechanical review of boilers, hot water systems, and electrical panels, including whether systems are shared.
- Environmental review appropriate for older buildings, including lead paint and oil tank checks.
- Insurance agent review of the master policy and likely HO-6 requirements.
- Attorney review of the master deed and bylaws to interpret cost allocations and assessment authority.
Critical questions before you waive contingencies
- Are there pending assessments, planned capital projects, or association loans? How will they be funded and who approved them?
- What is the reserve balance, and is there a current reserve study? What major repairs are expected in the next one to five years?
- What does the master insurance policy cover, and what is the deductible? Do unit owners need loss assessment coverage?
- How many units are owner-occupied versus rented? Do any investors own multiple units?
- Have there been repeat issues like water intrusion or roof leaks discussed in minutes or reports?
- Are utilities separately metered? If not, how are costs allocated?
- Were all conversion permits and certificates of occupancy issued and closed with the city?
- Are there any tenant rights or notices that could affect occupancy?
Timeline and how to manage risk
The document review window in your purchase and sale agreement may be just a few days, or up to two to three weeks. Negotiate enough time to gather documents and share them with your team. For financed buyers, allow extra time for your lender to complete the condo questionnaire and any project eligibility checks.
Schedule inspections as soon as your offer is accepted. Try to complete building and mechanical reviews during your document review period. Keep notes of any issues that may require renegotiation or additional protections before you proceed.
The key takeaway for Dorchester triple-deckers is simple: small associations can deliver great value and location benefits, but the stakes are higher per unit when surprises arise. Your master deed and bylaws determine who pays for what, and the budget, reserves, and insurance tell you how prepared the building is. Align your review with your financing and long-term plans.
Ready to evaluate a condo with confidence? Let a local, boutique team coordinate documents, lender questions, and inspections so you can decide with clarity. Connect with Joyce Lebedew to book a consultation and move forward with a plan.
FAQs
What are the most important condo documents for a Dorchester buyer to read?
- The recorded master deed and all amendments, the bylaws and house rules, the current budget and prior actuals, the master insurance declarations, and recent meeting minutes.
How do reserves and special assessments affect my monthly costs in a three-unit building?
- Low reserves and frequent assessments can lead to large per-unit bills because costs are split among fewer owners, so a roof or porch project can significantly impact you.
What does the master insurance policy usually cover versus my HO-6 policy?
- The master policy typically covers the building shell and common elements, while your HO-6 covers your interior finishes, personal property, liability, and loss assessment.
Why do lenders care about owner-occupancy ratios in small Dorchester condos?
- Higher investor concentration can increase risk and affect “warrantability,” which can limit loan options or require larger down payments and higher rates.
What should I check about utilities in a triple-decker conversion?
- Confirm whether utilities are separately metered; if not, review how costs are allocated and whether any shared systems could create recurring disputes or unexpected bills.
How much time do I need to review condo docs before waiving my contingency?
- Many buyers aim for one to three weeks, but the exact window depends on your contract; negotiate enough time for attorney, lender, inspector, and insurance reviews.
