This is the second in a series of articles on buying a condominium in the Commonwealth of Massachusetts written by attorney and real estate broker Warren Reynolds. These articles are written to help give you the information and context you need to make a better purchase decision. Please understand that if you are buying outside of Massachusetts, applicable laws and practices may differ from those discussed herein, so seek legal advice before buying any real estate.
Part 2: When a duplex home is not a condo
A duplex can be a condo, and a condo can be a duplex, but not all duplexes are condominiums! It may seem a bit confusing, but it’s an important distinction that home buyers should keep in mind when looking at duplex homes in Massachusetts.
Duplex homes common in MA
The “duplex” is a popular style of housing in Massachusetts. A duplex consists of two dwelling units that are attached to each other. Typically, the units are side by side, but sometimes they are stacked one on top the other. (Three attached units are called “triplexes”.)
Duplexes can exist in neighborhoods of other types of homes.
And you’ll also find large neighborhoods in Massachusetts comprised entirely of duplex homes.
Not all duplexes are condominiums
Many duplexes for sale in Massachusetts are part of a condominium association. Duplex condo associations come in many different sizes. Sometime an entire neighborhood of duplexes form one association. At the other extreme, the condo association is comprised of just one duplex building containing the two dwelling units. No matter how many duplex units are in an association, because they are condos, they’ll will be governed by the condo association documents and likely will have monthly condo fees.
But in Massachusetts you’ll also find duplex homes that are not condos: they look exactly like duplexes that are condos, but these duplexes are not part of a condo association. “Non-condo duplexes” typically have no monthly fees, which makes them very popular with first-time home buyers. But many buyers are unaware upfront that the non-condo duplex unit they are considering buying is not a condo, and can fail to appreciate the downsides of owning an attached dwelling that lacks the protections of a condo association.
The potential risks for the buyers of non-condo duplex homes
Non-condo duplexes lack the protections that come with being part of a condominium association. There are no rules and regulations in place addressing the many issues and disputes that can arise with congregate housing. And there are no mechanisms governing when and how exterior maintenance and repairs are performed . . . and paid for. It can lead to real problems!
The following video explains the “traps for the unwary” lurking for buyers of non-condo duplexes:
Non-condo duplexes are marketed like condos
The misunderstandings buyers often encounter with non-condo duplexes stems partly from the fact that these duplexes look like condos. And buyer confusion often is furthered by the way non-condo duplexes are marketed on the Multiple Listing Service: non-condo duplexes are grouped together with condominiums on the MLS!
The largest MLS in Massachusetts is called MLS-PIN. It has three main categories of homes for sale: single-family, multi-family and condominiums. Non-condo duplexes don’t fit cleanly into any of these three categories. (They aren’t single-family homes because they are attached. They aren’t multi-family homes because, most frequently, only one of the two units is sold at a time. And they aren’t condominiums because they aren’t in a condo association.)
MLS-PIN has made the decision to lump non-condo duplex listings into their condo listing category. MLS-PIN gives the listing agent the option to state “Yes” or “No” regarding whether there is a condo association in place.
The result of this is that on all real estate websites, including Realtor.com, Zillow, and Trulia, all duplexes appear as “condos”, even if there is no condo association in place at the particular duplex for sale. It’s a recipe for confusion among home buyers.
When buying a duplex, ask early if there is a condo association
Knowledge is power. Before getting interested in any duplex home, buyers are best advised to ask the listing agent whether the duplex home has a condo association in place. Knowing what you’re getting into is the first step toward protecting yourself in your home purchase.
Next on the agenda, why you should review the condo docs and financials
Next in our series on condo buying in Massachusetts is the importance of performing a review of the condominium’s documents and financial statements.
Follow the hotlink in the image above or at right to learn why your condo purchase due diligence should include a close look at “condo docs and financials” – before you buy!
Ask Warren Reynolds
Have questions about buying or selling a condominium in Massachusetts? Use the form below to contact Warren Reynolds. With over twenty years experience in MA real estate sales, Warren has the knowledge and experience to help you!
(All Warren asks is that if you are already committed to working with another real estate agent to please have that agent answer your questions.)
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You get more with Warren Reynolds than you do with other top real estate agents. You’ll find in Warren rare knowledge and experience dedicated to helping you achieve all the value that home brings. Warren has a law degree and 20+ years of home selling success in Massachusetts. — talk with Warren today! 508-561-6259
"We have now bought and sold five homes. By far, you have been the best realtor we have worked with. Your professionalism and knowledge are so valuable to your clients. You made this process so easy. "-CB
Make better decisions
and feel in control.
Did you know you can materially improve your home selling success by choosing your marketing agent and brokerage brand wisely? It’s true! A marketing agent with a sterling reputation, backed by a strong brokerage brand, will do wonders for the reception your home gets upon entry to market. Call Warren today! 508-561-6259
"As first time homebuyers we were fortunate to work with Warren. He was a great asset and sounding board. He always gave solid advice. Warren played a pivotal role in helping us negotiate with a difficult seller. We truly benefitted from having Warren in our corner and so will you." -JK
Maximize your home selling success.
Not only is Warren highly skilled and dedicated to protecting your best interests, he will be highly responsive to your needs! He CARES about his clients and is always, always there for them. Why not give it a try? Contact Warren now and see how well he takes care of you! – talk with Warren today! 508-561-6259
"I had many, many questions which Warren was always more than willing to answer with a never ending patience. Throughout the process Warren looked out for my best interest. I may have purchased a garden style condo but Warren treated me like I was purchasing a million dollar estate!" -MP
Get the attention you deserve.
Warren is a very creative real estate practitioner and he uses that creativity in ways that provide important advantages to clients. Creatively runs in Warren’s family! His uncle was Harnett T. Kane, an internationally-recognized investigative journalist and New York Times best-selling author of thirty books about the American South. Experience Warren’s refreshing difference today! 508-561-6259
"Your creative approach to all aspects of my move helped make the transition easy and pleasurable. You were recommended to me by a friend who appreciated your integrity, expertise, friendliness and conscientiousness - qualities that I have witnessed in abundance as we've worked together." -KB
Get creative with Warren.
Warren is a highly dedicated professional in all his real estate dealings. That means he will continue to serve you well, even when others would compromise on their commitments. Warren’s ultimate goals in business are better transactions and greater client satisfaction. Talk with Warren today! 508-561-6259
"As first time homebuyers we were fortunate to work with Warren. He was a great asset and sounding board. He always gave solid advice. Warren played a pivotal role in helping us negotiate with a difficult seller. We truly benefitted from having Warren in our corner and so will you." -JK
Maximize your home selling success.
All real estate agents are legally and ethically bound to be fiduciaries acting in their client’s best interests. His name stands for integrity and he takes his fiduciary duties to you very seriously. He’ll steadfastly put your interests first throughout your home purchase or sale – talk with Warren today! 508-561-6259
"Warren was always there for us. Throughout the process, Warren kept on top of all our concerns. Warren worked for us, and looked out for our best interest. He is a very professional and caring person." - BP
Feel safe and well taken care of.
Warren is a highly dedicated professional in all his real estate dealings. That means he will continue to serve you well, even when others would compromise on their commitments. Warren’s ultimate goals in business are better transactions and greater client satisfaction. His devotion to excellence can demonstrably improve your home buying and selling decision-making and, consequently, your experience of home ownership. Warren constantly stays current on the local housing inventory. And he is conversant with the broader market trends that affect home sales statewide link to Market Updates. Warren knows that the market knowledge he works so hard to maintain and his high standards of real estate practice help him achieve for you the lasting, true value of home ownership. Talk with Warren today! 508-561-6259
"Warren was the finest real estate agent we've ever worked with. This was evident to us in comparison to quite a few realtors we attempted to utilize, as they were not very helpful, understanding or willing to work with us based on our preferences." -SM
“If you think it’s expensive to hire a professional,
wait until you hire an amateur.” Red Adair
Did you know you can materially improve your home selling success by choosing your marketing agent and brokerage brand wisely? It’s true! A marketing agent with a sterling reputation, backed by a strong brokerage brand, will do wonders for the reception your home gets upon entry to market. Warren is known in the local brokerage community as a dependable, highly skilled professional who is a straight-shooter. Other agents like working with Warren because they know they can trust him to be a reliable partner in any transaction. And the Berkshire Hathaway HomeServices brand stands for sound decisions and extraordinary strength and stability. The “Forever Brand” brokerage created by Warren Buffet sets the standard for the real estate industry by focusing not on selling more homes, but rather on selling homes for more!Call Warren today! 508-561-6259
"As first time homebuyers we were fortunate to work with Warren. He was a great asset and sounding board. He always gave solid advice. Warren played a pivotal role in helping us negotiate with a difficult seller. We truly benefitted from having Warren in our corner and so will you." -JK
Maximize your home selling success.
Not only is Warren highly skilled and dedicated to protecting your best interests, he will be highly responsive to your needs! He CARES about his clients and is always, always there for them. In person, by phone, email or text, whenever you need him, you’ll get a prompt response from Warren! Warren’s clients rave about the high degree of consideration and attention they get from him. Why not give it a try? Contact Warren now and see how well he takes care of you! – talk with Warren today! 508-561-6259
"I had many, many questions which Warren was always more than willing to answer with a never ending patience. Throughout the process Warren looked out for my best interest. I may have purchased a garden style condo but Warren treated me like I was purchasing a million dollar estate!" -MP
Get the attention you deserve.
Warren is a very creative real estate practitioner and he uses that creativity in ways that provide important advantages to clients. Creatively runs in Warren’s family! His uncle was Harnett T. Kane, an internationally-recognized investigative journalist and New York Times best-selling author of thirty books about the American South. Warren employs his own creativity by producing compelling marketing, both in print and especially online! His www.02038.com, is a highly effective website promoting the wonderful lifestyle afforded by the Town of Franklin, MA. And his Market Updates content on Massachusetts real estate trends gives home buyers and sellers alike the context they need to make more informed decisions about their housing investments. Warren frequently uses his abilities to devise resourceful solutions to the diverse challenges that threaten to complicate most real estate transactions. Warren has made real estate his career and won many sales awards in his 20+ years in brokerage, including the highly prestigious Chairman’s Circle Gold Award and the elite Centurion Award. Experience Warren’s refreshing difference today! 508-561-6259
"Your creative approach to all aspects of my move helped make the transition easy and pleasurable. You were recommended to me by a friend who appreciated your integrity, expertise, friendliness and conscientiousness - qualities that I have witnessed in abundance as we've worked together." -KB
Get creative with Warren.
You get more with Warren Reynolds than you do with other top real estate agents. You’ll find in Warren rare knowledge and experience dedicated to helping you achieve all the value that home brings. Warren has a law degree and 20+ years of home selling success in Massachusetts. His legal knowledge and decades-long experience in putting — and keeping — real estate sales together give him a better handle on the legal, practical and emotional dynamics of the real estate transaction. Warren uses these skills to empower clients to achieve more! He often anticipates and resolves problems BEFORE they can become serious impediments. Enjoy the sense of trust, security and control that comes from having a highly skilled expert at your side — talk with Warren today! 508-561-6259
"We have now bought and sold five homes. By far, you have been the best realtor we have worked with. Your professionalism and knowledge are so valuable to your clients. You made this process so easy. "-CB
Make better decisions and feel in control.
All real estate agents are legally and ethically bound to be fiduciaries acting in their client’s best interests. But many agents give their fiduciary duties short shrift in their quest for the quickest and easiest path to a closing. Not Warren Reynolds! His name stands for integrity and he takes his fiduciary duties to you very seriously. He’ll steadfastly put your interests first throughout your home purchase or sale. This may make Warren work longer and harder for you than most other agents would. But ultimately, Warren’s diligence and attention to detail is his commitment to an experience that transcends the sale. He wants you to have the confidence and peace of mind that comes with having a true fiduciary protecting you. Discover the difference of working with an agent who does not view you as just another opportunity for a commission – talk with Warren today! 508-561-6259
"Warren was always there for us. Throughout the process, Warren kept on top of all our concerns. Warren worked for us, and looked out for our best interest. He is a very professional and caring person." - BP
Feel safe and well taken care of.