Massachusetts Chapter 183A Condominium Law — Reserve Fund...

Massachusetts Chapter 183A and Your Reserve Fund Obligation

Massachusetts condominium boards operate under M.G.L. c.183A — one of the older state condominium statutes in the country. The law is clear on one point that many volunteer trustees underestimate: maintaining a reserve fund is not optional, and the trustees who fail to do it are personally exposed.

Section 10 of Chapter 183A requires every condominium organization to maintain a reserve fund for capital repairs and replacements. The statute does not tell you how much to put in. That flexibility is not a gift — it is a liability trap. Courts apply the trustee fiduciary duty standard to evaluate reserve funding decisions. If a special assessment hits and unit owners can show the board consistently underfunded the reserve, the trustees can be held personally liable for the resulting losses.

What the Annual Budget Must Include

Section 10(b) requires trustees to adopt an annual budget that includes a line item for reserve contributions. That budget must be distributed to all unit owners before the fiscal year begins. This is not a best practice suggestion. Omitting the reserve line item or failing to distribute the budget on time is a statutory violation that unit owners can raise in court.

We built BoardStack because we watched boards using spreadsheets and generic accounting software produce budgets with no reserve line item — not because they were irresponsible, but because the tool never prompted them to include one. BoardStack’s budget workflow requires a reserve contribution entry before the budget can be finalized.

Fund Segregation — The Commingling Trap

Massachusetts does not have a statute that explicitly prohibits commingling reserve and operating funds in the same bank account. What it has is a fiduciary duty standard that has been enforced against trustees who co-mingled accounts and then could not account for where capital contributions went.

BoardStack enforces segregation at the database layer. Operating and reserve balances are tracked in separate ledgers that cannot be merged. Every transaction is tagged to one fund or the other. When an auditor or a unit owner asks to see the reserve balance, the number is clean and defensible — not an estimate backed out of a combined checking account.

Resale Certificates Under Section 22

When a unit in a Massachusetts condominium is sold, the seller must provide a §22 resale certificate. That certificate must include the current reserve fund balance, any pending special assessments, and the most recent annual budget. Incomplete disclosure is a real liability — buyers who receive inadequate certificates have grounds to rescind the sale or pursue damages against the trust.

BoardStack generates reserve balance snapshots and budget exports in formats trustees can attach to §22 certificates. Knowing the exact reserve balance on any given date requires clean accounting records. That is what the platform provides.

How Massachusetts Differs from Other States

Massachusetts takes a principles-based approach to reserves. States like Florida and Washington mandate formal reserve studies by licensed professionals and set minimum funding percentages. Massachusetts sets the obligation (fund reserves) and the standard (fiduciary duty) but leaves the method and amount to trustee judgment.

This creates a different risk profile. In Florida, a board that follows the mandated reserve study process has a compliance safe harbor. In Massachusetts, the trustees bear the full burden of demonstrating that their funding level was reasonable. A board that can produce documented analysis — even an internal one — is in a far stronger position than one that funded reserves based on habit or a verbal agreement among trustees.

What This Means for Your Board

If you are a treasurer or president of a Massachusetts condo association, the compliance checklist is straightforward:

• Reserve fund exists in a segregated account — not co-mingled with operating funds.
• Annual budget includes a reserve line item and is distributed to unit owners before the fiscal year starts.
• Reserve balance is current, accurate, and available for §22 certificates when a unit goes on the market.
• Funding level is documented with a written basis — even if a formal reserve study was not commissioned.

BoardStack handles the accounting controls that make this checklist achievable without a property management company. The $20/mo Starter tier covers communities up to 50 homes. Growth and Scale tiers extend to 200 and 500 homes respectively, all at flat rates with no per-unit fees.

The fiduciary exposure facing volunteer trustees in Massachusetts is real. The tools to manage it do not need to be expensive or complicated.