Selling in Brambleton? Your resale certificate can make or break your timeline. You want a smooth closing and a confident buyer, and that starts with delivering the right HOA documents on time. This guide breaks down Virginia’s rules, Brambleton’s local process, fees, deadlines, and a simple checklist so you can move from listed to closed without surprises. Let’s dive in.
Resale certificate basics in Virginia
Virginia’s Resale Disclosure Act requires you to obtain a resale certificate from the association and provide it to the buyer. This obligation cannot be waived. The association, its manager, or a third-party preparer must deliver the certificate within 14 calendar days after a written request. The state also requires the standardized resale certificate form created by the Common Interest Community Board. You can review the governing rules in the Resale Disclosure Act and the Board’s materials on standardized forms and guidance.
What buyers receive
The resale certificate includes a summary plus appendices. It covers governing documents and rules, any restraints on transfer, current and unpaid assessments, other owner fees, approved special assessments, reserve and capital project information, insurance and litigation summaries, and recent financial statements. See the full itemized list in §55.1-2310.
Validity and updates
A resale certificate is current as of its issue date and is effective for settlement for 30 days from issuance. If your closing is more than 30 days after issuance but within 12 months, you or the purchaser can request an updated resale certificate. Associations must deliver updates within 10 calendar days of a written request, and a settlement agent can request a financial update that must be provided within three business days. See §55.1-2311.
Brambleton ordering: who, where, how
Brambleton Community Association (BCA) is the master association for most single-family homes and townhomes. BCA directs sellers to order resale disclosure packages through HomeWiseDocs. Start on the BCA Resale Disclosure Package page for instructions and the ordering portal.
- Single-family and townhomes: Order the BCA resale certificate through HomeWiseDocs.
- Condominiums: Order two sets of documents. You will typically need the condominium sub-association package from FirstService Residential and the BCA master association package. The BCA resales page explains how to order both.
Need help reaching BCA? Main office: 703-542-6263, 42000 Ryan Road, Brambleton, VA 20148. BCA notes that its resale policy aligns with Virginia’s 30-day validity and that update fees apply only when an update is requested between days 31 and 365 after issuance. See BCA’s Resale Policy Changes for details.
Deadlines you must hit
- Delivery window: The association must deliver within 14 days of your written request. If it is not delivered within 14 days, it is deemed unavailable. See the Resale Disclosure Act.
- Validity window: The certificate is effective for 30 days for settlement. If your closing will land outside that window but within 12 months, request an update. See §55.1-2311.
- Buyer rights: Purchasers have a statutory right to cancel in specified circumstances related to delivery or completeness. Review the Resale Disclosure Act and plan your timeline accordingly.
Fees and who pays
Under Virginia law, the seller pays fees for preparation and delivery of the resale certificate. The law also permits charges for inspections, expedited service, post-closing work, updates, and financial updates. By default, fees are due when you request the documents unless the association’s policy provides otherwise. The Common Interest Community Board publishes maximum allowable preparation fees and updates them periodically. See §55.1-2316 and the Board’s standardized form and fee guidance.
BCA’s public notice states that resale certificates are good for 30 days, update fees apply only for updates requested between days 31 and 365, and that HomeWiseDocs management fees increased effective June 30, 2023. Expect to pay at ordering and keep receipts. See BCA’s Resale Policy Changes for current practices.
Step-by-step Brambleton seller checklist
- Confirm the association structure for your property. Determine if you are in BCA only (single-family or townhome) or a condo that also has a sub-association.
- Order promptly through the correct portal. Use the BCA Resale Disclosure Package page for the master association, and FirstService Residential for condo sub-associations.
- Submit a written request and be ready to pay at ordering. Save your confirmation and receipt. See fee rules in §55.1-2316.
- Calendar the delivery window. Allow up to 14 days for delivery. If nothing arrives by day 14, it is deemed unavailable under the Resale Disclosure Act.
- Review immediately on receipt. Check for unpaid assessments, special assessments, reserve and capital plans, recorded restraints, pending litigation, and insurance summaries. See §55.1-2310.
- Plan for the 30-day validity. If settlement is more than 30 days after issuance, request an updated resale certificate early and allow up to 10 days for delivery. See §55.1-2311.
- Have your settlement agent request a final financial update. This must be provided within three business days before closing. See §55.1-2311.
- For condos, order both packages at the same time. Coordinate BCA and sub-association orders to avoid rush fees and staggered delivery.
Sample timeline to stay on track
- Day 0: Contract ratified or listing goes live. Confirm association structure.
- Day 1: Place written order(s) and pay fees through the correct portals.
- Days 1-14: Await delivery. Prepare buyer delivery and review plan.
- Upon receipt: Review for assessments, reserves, litigation, and insurance; share with the buyer.
- If closing is beyond 30 days from issuance: Request an updated resale certificate and allow up to 10 days for delivery.
- Three business days before closing: Have the settlement agent request the financial update.
Avoid common pitfalls
- Fee confusion: By default, fees are due when you request the documents. Get written confirmation if your association allows payment at closing. Save receipts. See §55.1-2316.
- Condo dual packages: Many Brambleton condo sales require both a sub-association and the BCA package. Order both together to avoid delays. See the BCA Resale Disclosure Package page.
- Timing vs settlement: The 30-day validity means your issuance date should align with your closing date. Build in time for updates.
- Unavailable certificates: If nothing is delivered by day 14, it is deemed unavailable, which can trigger buyer cancellation rights in some circumstances. Document every request and follow-up under the Resale Disclosure Act.
Getting these steps right helps you avoid last-minute surprises, supports buyer confidence, and protects your closing timeline. If you want a coordinated plan from listing to settlement, connect with The Legacy Team for locally expert, tech-enabled guidance.
FAQs
What is a Virginia resale certificate for Brambleton sellers?
- It is the standardized association disclosure package you must obtain and deliver to the buyer under the Resale Disclosure Act, with a 14-day delivery requirement and 30-day validity.
How do I order Brambleton HOA documents for a townhome?
- Order the BCA master association resale certificate through the HomeWiseDocs portal starting from the BCA Resales page, then deliver it to the buyer.
What if I own a Brambleton condo unit?
- You will typically need two packages, one from the condo sub-association and one from BCA, ordered separately and often through different portals.
How long is my resale certificate valid for settlement?
- It is effective for 30 days from issuance; if closing is more than 30 days out but within 12 months, request an updated certificate.
Who pays the fees for the resale certificate and updates?
- The seller pays preparation, delivery, and update fees, which are generally due at the time of request unless the association’s policy provides otherwise.
What happens if the association misses the 14-day delivery window?
- The certificate is deemed unavailable under the statute, and the buyer may have cancellation rights depending on the circumstances and contract language.
