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H 1523

An Act establishing an office of the condominium ombudsman

194th Legislature (2025-2026) Introduced by Marjorie Decker and 2 co-sponsors

Establishes Massachusetts' Office of the Condominium Ombudsman within the AG to handle condo complaints and offer a nonbinding mediation pilot, funded by a $50 conveyance fee.

Bill reported favorably by committee and referred to the committee on House Ways and Means
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Bill Summary · H 1523

Summary: H.1523 — An Act Establishing an Office of the Condominium Ombudsman

Overview

H.1523 would create a statewide Office of the Condominium Ombudsman, housed administratively within the Massachusetts Attorney General’s Office (AG). The bill, introduced February 27, 2025, seeks to receive, investigate, and resolve complaints involving condominium unit owners, boards of directors, community associations, and related parties. It also establishes a mediation pilot program to help resolve certain disputes without binding decisions. The Office would be funded by the AG.

Purpose and Intent

  • Improve guidance, accountability, and dispute resolution in condominium governance.
  • Provide a centralized ombudsman to interpret rights and responsibilities under Chapter 183A and related condominium documents.
  • Increase access to mediation for disputes, with an emphasis on affordability for homeowners.

Key Provisions

Establishment and Funding

  • Section 23 creates the Office of the Condominium Ombudsman within the AG’s office; funding for the office comes from the AG.
  • The ombudsman reports to the AG and serves as the director of the statewide program.

Duties and Powers (Section 24)

  • Prepare and issue reports and recommendations to the AG, Inspector General, the Legislature, or relevant agencies; include draft legislation when making legislative recommendations.
  • Act as a liaison among unit owners, boards of directors, community managers, and other affected parties.
  • Develop policies and procedures to clarify rights and responsibilities under Chapter 183A and governing condominium documents.
  • Coordinate the promulgation of educational materials and assist in creating resources for stakeholders.
  • Make recommendations to the AG for changes in rules and procedures governing filing, investigation, and resolution of complaints.

Funding Mechanism (Section 25)

  • When a condominium conveyance occurs for consideration greater than $100, the seller must pay the AG a $50 fee; funds are dedicated to the Condominium Ombudsman Office and the Condominium Mediation Pilot Program.

Condominium Mediation Pilot Program (Section 2)

  • The Ombudsman must establish a mediation pilot with at least two mediators, to support dispute resolution related to delinquent fees. Decisions are nonbinding and not issued as written opinions.
  • The Ombudsman will set income and/or property value eligibility guidelines to encourage participation by low- and middle-income homeowners and seniors; eligibility is based on the unit owner’s income/value, regardless of the initiating party.
  • A participant-fee of at least $200 will be charged, with fee waivers available for indigent participants and seniors, at the discretion of the Ombudsman.
  • Mediators focus on resolving disputes; their involvement does not create binding outcomes.

Who Is Affected

  • Condominium unit owners, boards of directors, board members, community associations, and managers.
  • Individuals seeking guidance or resolution of condo-related complaints.
  • Sellers and buyers of condominiums (via the $50 conveyance fee).

Procedural and Timeline Aspects

  • Status: Referred to the House Ways and Means after favorable committee action.
  • Legislative actions indicate hearings in June 2025 and a report favorably by committee as of August 2025.
  • Related bill filed in a prior session (HD 1334, 2023-24) suggests ongoing interest in establishing a condominium ombudsman.

Impact Outlook

  • Potentially clearer guidance and standardized procedures for condo governance.
  • Increased accessibility to dispute resolution through mediation and informal remedies.
  • New funding streams tied to condo conveyances support ongoing administration and pilot programs.
  • Could influence future rules, education, and stakeholder communications within Massachusetts condominiums.

Compiled from official sources — confirm details with the bill’s official record.

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