Buy › Due Diligence Checklist

55+ Community Due Diligence Checklist

Everything to verify before you close on a Northern Virginia 55+ community home — organized by phase so nothing gets missed.

Phase 1 — Before Making an Offer

  • Confirm current HOA fee directly with management company — not from listing
  • Confirm capital contribution amount due at closing
  • Confirm all services included vs paid separately in HOA fee
  • For dual-HOA communities (Dunbarton, Regency DV): confirm both fees
  • Run comps segmented by home type and lot position — not community average
  • Tour the specific lot at multiple times of day for noise and traffic assessment
  • Talk to at least two current residents — not agents
  • Confirm the community's 55+ age verification and enforcement process
  • For Birchwood: confirm Dulles disclosure acknowledgment is part of the process
  • Get pre-approved — not pre-qualified — before writing

Phase 2 — Under Contract

  • Order home inspection within contingency window — use an experienced inspector
  • Request remaining useful life estimates on HVAC, roof, water heater
  • Review HOA disclosure packet within 3-day Virginia POA Act window
  • Review reserve study — confirm funded at 60%+ or flag for negotiation
  • Review last 12 months of board meeting minutes for red flags
  • Review CC&Rs for rental restrictions, pet policies, and guest limits
  • Confirm no pending or threatened special assessments
  • Confirm no active litigation involving the HOA
  • For condos: confirm lender HOA project review is initiated early
  • Order title search and review any recorded encumbrances
  • Confirm closing date timeline with lender, title, and all parties

Phase 3 — Pre-Closing

  • Conduct final walkthrough within 24 hours of closing
  • Confirm all agreed repairs or credits are reflected in the closing disclosure
  • Confirm capital contribution is on the closing disclosure as a separate line item
  • Verify wire transfer instructions directly with title company by phone — not email alone
  • Confirm move-in procedures with HOA management company in advance
  • Budget for any immediate post-closing needs (appliances, repairs, utilities setup)
  • Register vehicle and pets with HOA within first week after closing

The Steps Buyers Most Often Skip

In practice, the steps buyers most frequently skip are the HOA financial review (reserve study analysis), talking to current residents before going under contract, and confirming the capital contribution amount before calculating cash-to-close. All three are avoidable surprises — Dan incorporates all of them into every transaction he manages.

Want Help Running This Checklist?

Nova55Living handles all due diligence coordination as part of buyer representation — you do not have to manage this alone. Call to discuss your specific purchase.

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