Navigating real estate transactions requires precision—especially when dealing with different property types. Condos and single-family homes have unique requirements, and a one-size-fits-all checklist won’t cut it.
In this FAQ-style guide, we’ll break down the key differences between these property types and provide customizable checklists to ensure smooth, error-free transactions. Whether you’re a transaction coordinator, real estate agent, or investor, this guide will help you stay organized and avoid costly oversights.
1. Why Do I Need Separate Checklists for Condos and Single-Family Homes?
Condos and single-family homes involve different processes, documents, and potential hurdles.
- Condos require HOA approvals, condo association rules, and shared maintenance responsibilities.
- Single-family homes focus more on property inspections, land ownership, and independent upkeep.
Using a generic checklist can lead to missed deadlines, compliance issues, or even failed transactions.
2. What Should a Condo-Specific Checklist Include?
Pre-Offer Stage
✅ Review HOA Documents – CC&Rs (Covenants, Conditions & Restrictions), bylaws, and financial health of the association.
✅ Check Special Assessments – Are there pending fees the buyer might inherit?
✅ Verify Rental Restrictions – Some HOAs limit rentals (important for investors).
✅ Approval Process – Does the condo board require an interview or application?
During Escrow
📑 HOA Resale Package – Includes insurance, budgets, meeting minutes, and violations.
📑 Estoppel Letter – Confirms fees, violations, and any outstanding dues.
📑 Insurance Verification – Does the HOA cover exterior walls? What’s the master policy?
📑 Move-In/Move-Out Rules – Some condos restrict moving hours or elevator use.
Before Closing
🔍 Final Walkthrough – Check for damage, especially in shared spaces.
📝 HOA Transfer Fees – Ensure they’re paid (often 200−200−1,000+).
3. What Should a Single-Family Home Checklist Include?
Pre-Offer Stage
✅ Title Search – Look for liens, easements, or boundary disputes.
✅ Zoning & Permits – Verify if additions or renovations were permitted.
✅ Well/Septic Inspection (If applicable) – Unlike condos, these are the buyer’s responsibility.
During Escrow
📑 Full Home Inspection – Foundation, roof, plumbing, electrical, and pest inspections.
📑 Appraisal & Survey – Ensures property value and confirms lot lines.
📑 Homeowner’s Insurance – Unlike condos, buyers must secure full coverage.
📑 Utility Transfers – Water, gas, trash—confirm service transfer dates.
Before Closing
🔍 Final Walkthrough – Verify repairs (if any) were completed.
📝 Title Insurance – Protects against future ownership disputes.
4. What Are the Biggest Differences in Closing Requirements?
| Factor | Condos | Single-Family Homes |
|---|---|---|
| HOA Involvement | Must approve buyer, review rules | No HOA (unless in a planned community) |
| Insurance | Master policy (partial coverage) | Full homeowner’s insurance required |
| Maintenance Fees | Monthly HOA dues | Owner handles all maintenance |
| Closing Delays | Often due to HOA processing | Usually tied to inspections or loans |
5. How Can I Customize Checklists for My Clients?
For Condo Buyers
- Add a timeline for HOA approvals (some take weeks).
- Include a checklist for condo-specific contingencies (e.g., “HOA approval contingency”).
- Remind clients about special assessments (e.g., upcoming roof repairs).
For Single-Family Home Buyers
- Emphasize inspection timelines (well, septic, structural).
- Add a utility transfer checklist (often overlooked).
- Note property tax prorations (unlike condos, taxes vary by location).
6. What Are Common Mistakes to Avoid?
❌ Assuming Condo Rules Are Standard – Every HOA is different. Always verify.
❌ Skipping the Estoppel Letter – This document confirms fees and violations.
❌ Ignoring Well/Septic Inspections – Only applies to single-family homes but can kill deals if faulty.
❌ Forgetting Move-In Fees – Some condos charge move-in deposits.
7. Can I Use Digital Tools to Manage These Checklists?
Yes! Tools like:
- Trello (Custom boards for each property type)
- Dotloop (Transaction management with templates)
- Google Sheets (Editable, shareable checklists)
Pro Tip: Save templates for each property type to reuse for future deals.
Final Thoughts
Condos and single-family homes require tailored approaches. By using custom checklists, you’ll reduce errors, speed up closings, and keep clients happy.
