By Tony Walton, Principal Broker, New England Landmark Realty · Updated October 3, 2026

Quick Answer

HOA fees in Vermont affect a purchase twice: at closing, where you typically reimburse the seller for prepaid dues and may pay association transfer or capital fees, and every month after, where lenders count the dues in your housing payment. Vermont law gives condo and HOA buyers a key protection: the seller must provide a resale certificate from the association, and you can void the contract until you receive it and for five days afterward. Read that certificate before you commit.

Key Takeaways

Two-Sentence Summary

The monthly fee matters less than what it covers and how well the association is funded. Vermont's resale certificate tells you both, and the law gives you five days after receiving it to walk away.

If You Only Remember 3 Things

  1. Ask what the dues cover. A higher fee that includes heat, water, insurance and plowing can cost less than a low fee that covers almost nothing.
  2. Read the resale certificate. It shows the unit's assessments and any amounts due, reserves, the budget, insurance and pending lawsuits, and you have five days after receiving it to void the contract.
  3. Budget for the dues in your mortgage approval. Lenders count HOA dues as part of your monthly housing cost.

Quick Facts

  • Vermont law: Common Interest Ownership Act, 27A V.S.A. (resales covered by § 4-109)
  • Association deadline: 10 days after the owner requests the resale certificate
  • Buyer's right to void: until the certificate is provided and for 5 days after
  • Your protection: you are not liable for unpaid assessments above the amount the certificate states
  • Transfer tax: same rates as any home; 3.62% if it will not be your primary residence

What HOA Fees Pay For

An HOA or condo association collects dues to run and maintain what owners share. In Vermont that commonly includes plowing and road maintenance, landscaping, shared water and septic systems, the master insurance policy, exterior maintenance such as roofs and siding, and in resort areas, shuttles or recreation facilities. Some associations also include heat, water, sewer or trash.

That is why comparing fees alone misleads. Before you compare two properties, list what each fee covers and price the rest yourself.

HOA Costs at Closing

Expect some or all of these on your Closing Disclosure. The amounts are set by each association's governing documents, so ask for them early:

  • Prorated dues: if the seller has paid dues past the closing date, you reimburse that portion.
  • Capital contribution or working capital fee: a one-time payment some associations charge new owners, often tied to a number of months of dues.
  • Transfer or resale certificate fees: charges for processing the sale and producing documents. Who pays is set by the association and your purchase contract.
  • Special assessments: if one has been approved, the contract should say whether the seller pays it off or you take it over.

The full list of Vermont buyer costs, including the property transfer tax, is in our Vermont closing costs guide.

The Resale Certificate: Your Best Protection

When you buy a resale unit in a Vermont condominium or other common interest community, the seller must give you the declaration, bylaws, rules and a certificate from the association. Under 27A V.S.A. § 4-109, the association must furnish the certificate within 10 days of the owner's request. It discloses items including:

  • The regular assessment, plus any unpaid regular or special assessment currently due on the unit
  • Any other fees the owner of the unit must pay
  • Reserves for capital expenditures
  • The association's current operating budget and latest balance sheet and income statement
  • Insurance coverage for the benefit of owners
  • Unsatisfied judgments against the association and the status of pending lawsuits
  • Known building or health code violations, and any right of first refusal or other restraint on the sale

Two protections come with it. First, your purchase contract is voidable until you receive the certificate and for five days afterward. Second, you are not liable for any unpaid assessment greater than the amount the certificate states. A newly built unit sold by the developer follows a different process, under a public offering statement.

Monthly Dues and Your Mortgage

Lenders count HOA dues as part of your monthly housing payment, alongside principal, interest, taxes and insurance. A $400 monthly fee reduces your buying power the same way a $400 higher mortgage payment would. Condo buyers should also ask their lender early whether the condo project itself needs a review, since some projects do not meet a lender's requirements.

Questions to Ask Before You Buy

  • What do the dues include? Heat, water, sewer, insurance, plowing, trash, internet?
  • How healthy are the reserves? Ask for the budget and the most recent reserve study, and compare the reserves to the work the buildings will need.
  • Any special assessments, approved or under discussion? Read the last year of meeting minutes.
  • How often have dues gone up over the past five years?
  • What are the rental rules? Some associations restrict short-term rentals, and some towns, including Stowe, Warren and Killington, regulate them too.
  • Are there pet, parking or renovation rules that affect how you will use the home?

Ski Condos and Resort Communities

Resort condos near Sugarbush, Stowe, Killington and Stratton often carry higher dues because they cover more: shuttles, pools, exterior upkeep and heavy snow removal. Rental rules matter more here too. Before you count on rental income, confirm both the association's rules and the town's. See our Warren condo guide and our guide to the best places to buy a Vermont ski home.

Homes Without an HOA

Many rural Vermont homes have no association. That saves the monthly fee, but someone still has to plow a private road or maintain a shared well. Ask whether there is a recorded road or well maintenance agreement, who pays what, and how disputes are settled. If there is no agreement, budget as if the whole cost could fall on you.

Frequently Asked Questions

What HOA fees do you pay at closing in Vermont?

Buyers commonly reimburse the seller for prepaid dues and may pay a capital contribution and transfer or document fees set by the association. Any approved special assessment should be addressed in the purchase contract.

What is a resale certificate in Vermont?

It is a statement from the condo or HOA association, required by 27A V.S.A. § 4-109, that discloses the unit's assessments and any amounts due, the association's budget and reserves, insurance, pending lawsuits and other key facts. The association must provide it within 10 days of the owner's request.

Can I back out of a condo purchase in Vermont after reading the resale certificate?

Yes. Under Vermont law, the purchase contract is voidable by the buyer until the resale certificate is provided and for five days afterward.

Do lenders count HOA fees when I apply for a mortgage?

Yes. Lenders include HOA dues in your monthly housing payment when they calculate how much you qualify to borrow.

Do all Vermont homes have HOA fees?

No. Many rural homes have no association, but they may share a private road or well under a maintenance agreement, which carries its own costs.

What to Do Next

Looking at a condo or a home in an association? We will help you read the resale certificate and budget before you commit. Call Tony Walton at 802-233-4107 (cell) or the New England Landmark Realty office at 802-253-4711.

Sources

This post is general information, not legal advice. Have your attorney review the resale certificate and governing documents for any specific purchase.