Texas statute reference · Tex. Prop. Code § 82.116
§ 82.116 - Management Certificate
Section 82.116 requires a Texas condominium association to record a management certificate that tells the public who the association is and how to reach its manager. It is a recorded contact-and-identity document, distinct from the § 82.157 resale certificate.
Statute text reproduced from the Texas Property Code; editorial summaries by the Common Elements editorial team. Not legal advice; not a substitute for Texas counsel.
Current as of 2026-05-29.
Not the resale certificate
Section 82.116 is the management certificate - a recorded document identifying the association and its manager. The buyer-facing resale certificate that discloses a unit's financial standing is a separate document under § 82.157 (“Resale of Unit”).
What boards need to know
The certificate is a public-record identity card for the association. Section 82.116(a) lists what it must state: the condominium and association names, the condominium location, the declaration recording data, and the mailing address of the association or its manager. Section 82.116(a-1) requires the county clerk to record and index it as a “Condominium Association Management Certificate.”
It must stay current. Section 82.116(b) requires an updated certificate within 30 days of the association having notice of a change to the information required by § 82.116(a)(1)-(5).
The liability shield is narrow. Section 82.116(c) protects the association and its officers, directors, employees, and agents from liability for delay or failure to record, but only when the delay or failure is not wilful and not the product of gross negligence.
Key requirements
Required contents
Tex. Prop. Code § 82.116(a)- Condominium name and association name
- Condominium location
- Recording data for the declaration
- Mailing address of the association or its manager
- Other information the association considers appropriate
Recording and updates
Tex. Prop. Code § 82.116(a-1), (b)- County clerk records and indexes it as a management certificate
- Amended certificate recorded within 30 days of notice of a change
Liability
Tex. Prop. Code § 82.116(c)- No liability for delay or failure to record
- Exception: wilful conduct or gross negligence
Key statutory text
Selected subsections, reproduced verbatim from the Texas Property Code. Full text at statutes.capitol.texas.gov.
§ 82.116(b) - 30-day amendment deadline
The association shall record a management certificate not later than the 30th day after the date the association has notice of a change in any information in a recorded certificate required by Subdivisions (a)(1)-(5).
§ 82.116(c) - limited liability
The association and its officers, directors, employees, and agents are not subject to liability to any person for delay or failure to record a management certificate, unless the delay or failure is wilful or caused by gross negligence.
Common questions about § 82.116
- What is a Texas condominium management certificate under § 82.116?
- Section 82.116(a) requires the association to record, in each county where any portion of the condominium is located, a certificate signed and acknowledged by an officer stating the condominium name, the association name, the condominium location, the recording data for the declaration, the mailing address of the association or the name and mailing address of the person or entity managing it, and other information the association considers appropriate.
- Is the management certificate the same as the resale certificate in Texas?
- No. The management certificate under § 82.116 is a recorded document identifying the association and its manager. The resale certificate, which discloses a unit's financial and legal standing to a buyer, is governed by § 82.157 ('Resale of Unit'). They serve different purposes and are distinct documents.
- How is a Texas condominium management certificate recorded?
- Section 82.116(a-1) directs the county clerk of each county where the certificate is filed to record it in the real property records and index it as a 'Condominium Association Management Certificate.'
- How quickly must a Texas condominium update its management certificate?
- Section 82.116(b) requires the association to record a management certificate not later than the 30th day after the date the association has notice of a change in any of the information required by § 82.116(a)(1)-(5).
- Is a Texas condominium association liable for a late or missing management certificate?
- Section 82.116(c) provides that the association and its officers, directors, employees, and agents are not subject to liability to any person for delay or failure to record a management certificate, unless the delay or failure is wilful or caused by gross negligence.
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This is not legal advice. Consult Texas condominium counsel for your specific situation.