Selling a condo in downtown Bozeman comes down to two things: clean disclosures and a complete HOA package. You want fewer surprises, a smoother escrow, and a buyer who feels confident about your building. This guide gives you a clear, local checklist of the documents buyers expect, plus where to find them in Bozeman and Gallatin County. Let’s dive in.
Your core legal disclosures in Montana
Required by law: Provide Montana’s written seller disclosure before or at the time you sign the purchase contract. The statute outlines adverse material facts and gives buyers a 3-day right to rescind unless you agree otherwise. See the rule in MCA 70-20-502.
If you know about mold, Montana’s Mold Disclosure Act applies. Use the state’s required language and disclose prior testing or mitigation when known. Review MCA 70-16-703.
If your building was constructed before 1978, federal rules require a lead-based paint disclosure. You must give buyers the EPA/HUD pamphlet, disclose known information, and allow a 10-day inspection period unless waived. Learn more on the EPA lead-based paint page.
Condo and HOA documents buyers expect
Most downtown Bozeman condo sales include an HOA “resale package.” Associations or their management companies prepare it for a fee, and many use third-party providers. See a practical overview of contents and process in this resale package FAQ.
Primary association documents
- Recorded condominium declaration and any amendments (CC&Rs or master deed)
- Recorded plat, legal description, and unit map
- Bylaws and Articles of Incorporation
- Current rules and regulations
- Current-year budget and recent financial statements
- Reserve study and reserve funding policy, if available
- Certificate of insurance or master policy declarations, including deductible information
- Recent board meeting minutes, commonly the last 12 months
- Unit statement of account or estoppel letter showing balances and special assessments
- Any pending or threatened litigation involving the association
- Rental and occupancy restrictions, including short-term rental policies. Bozeman has an STR permitting system, so buyers look for this. Review the city’s short-term rental guidance.
Helpful extras from you
- Recent HOA invoices and assessment notices or proof of paid special assessments
- Warranties and receipts for recent in-unit improvements
- Last 12 months of utility bills to show carrying costs
- Copies of permits and inspection records for any renovations
Bozeman and Gallatin County specifics
You, your agent, or title can pull recorded declarations, plats, and other instruments from the Gallatin County Clerk and Recorder. Use EagleWeb to search recorded documents.
If you renovated your unit, gather permit numbers and final inspection records. The City of Bozeman has a public permit lookup. Start with the building permit portal: City of Bozeman Click2Gov.
Short-term rental status matters downtown. If your condo has STR history, provide permit numbers and compliance details, and clarify what is transferable. City rules are posted here: Bozeman STR permits and rules.
Recording fees affect closing costs. Gallatin County announced a fee schedule effective Oct 1, 2025. See the county notice: recording fee update.
Who provides what
- You: Montana seller disclosure, mold and lead disclosures when applicable, permits in your possession, appliance manuals, warranties, utility history
- HOA or management: declaration and amendments, bylaws, rules, minutes, budget and financials, reserve study, insurance certificate, estoppel or statement of account
- Title and county: recorded plats and instruments via EagleWeb; payoff statements, tax prorations, deed preparation and recording at closing
Timing tips to avoid delays
- Order the HOA resale package or estoppel as soon as your contract is accepted. Managers often charge a fee and use third-party vendors, so allow lead time. See the resale package FAQ.
- Confirm your unit’s STR status early if applicable, including permit details and HOA restrictions. Reference the city’s STR rules.
- Pull recorded declaration and plat early if boundaries, easements, or parking allocations matter to your buyer. Use EagleWeb.
- Gather permits and inspection records for any unit work. Start with the City permit portal.
Quick seller checklist
- Provide the Montana seller disclosure with the offer or earlier, plus mold and lead disclosures if they apply. Review MCA 70-20-502 and MCA 70-16-703.
- Request the HOA resale package and unit estoppel right after acceptance. Expect a fee and a set turnaround time. Check this resale package overview.
- Compile core HOA docs for the buyer: declaration, bylaws, rules, minutes, budget and financials, reserve study, insurance certificate.
- Gather local items: permits and inspection records, STR permit history if applicable, and 12 months of utility bills. Use the permit portal and city STR page.
- Coordinate with title for payoffs, tax prorations, and recording. See the county’s recording fee notice.
A quick note on condo law
Montana’s Unit Ownership Act governs how condominiums are created and run. Buyers and lenders rely on the recorded declaration, plats, and bylaws that come from this framework. If you want to read the statutes, start with the Unit Ownership Act.
Ready to make your downtown Bozeman sale smooth and predictable? Our boutique, locally rooted team can help you assemble the right documents, coordinate with your HOA and title, and keep your timeline on track so you can close with confidence. Reach out to Montana Life Real Estate to get started.
FAQs
What is an HOA estoppel for a Bozeman condo?
- It is a statement from the association or manager that shows your unit’s account status, including unpaid dues, special assessments, fines, and fees; it is usually part of an HOA resale package and often carries a preparation fee. See this resale package FAQ.
When do you need to deliver Montana’s seller disclosure?
- Provide it before or at contract signing; state law also provides a 3-day right to rescind unless you and the buyer agree otherwise. Read MCA 70-20-502.
How do you find building permits for your downtown Bozeman condo?
- Use the City of Bozeman’s public portal to search for permit and inspection records, then save copies for your buyer. Start here: Click2Gov permits.
Do you need to disclose short-term rental use of your condo?
- Yes, disclose STR permit numbers and compliance history, and share HOA rules because Bozeman regulates STRs and associations may restrict them; see the city’s STR information.
Where can buyers review your condo’s declaration and plat?
- The Gallatin County Clerk and Recorder hosts recorded documents online; title can pull them, or you can search EagleWeb.
