Closing-Day Check for Apartment Aidat Dues
A closing-day aidat check is different from the earlier risk review. At this stage the task is to verify facts that may have changed within days: the actual balance after the latest billing or payment, a new management or owners’ decision, a newly approved extraordinary assessment, collection activity, and the date on which the seller’s economic responsibility ends and the buyer’s begins. The objective is not to reread every document. It is to reach a current settlement figure and preserve evidence that can sit beside the title-transfer file.
1. Obtain a dated statement as close to closing as practical
Request a unit-specific ledger or management confirmation showing ordinary dues, arrears, late/collection amounts and approved extraordinary assessments. The statement must match the block and independent unit being transferred. A statement issued several weeks earlier is useful history but should not be treated as the final closing balance.
2. Recheck after the last seller payment
If the seller pays an arrear on the morning of closing or the day before, a bank transfer receipt alone is not enough. Ask management to confirm that the payment has been posted to the correct unit and that the resulting balance is the figure expected. A transfer can be genuine while the unit ledger still contains another period, charge or unposted item.
3. Ask whether a new decision has been adopted
Check whether an owners’ meeting, operating project or major repair decision occurred after the earlier due-diligence review. The 2026 aidat amendment changed the process for increases above the revaluation rate, so a last-minute increase or assessment should have a traceable authority and decision. Do not rely on an old zero-balance note if the budget or owners’ decision has changed.
4. Put the financial cut-off in writing
The closing statement should say who bears the current month’s aidat, whether it is prorated, who bears an extraordinary assessment approved before transfer and who bears late or collection costs. If the seller prepaid a period extending beyond title transfer, state how the buyer reimburses that amount. If arrears are deducted from the sale price, identify the amount, payee and evidence required to confirm payment.
5. Never accept “no debt” without defining its scope
Ask what the management confirmation covers. Does it include only ordinary monthly dues, or also extraordinary assessments, late compensation, collection costs and amounts already approved but not yet due? A unit can have a zero payable balance today while a substantial approved assessment becomes due shortly after transfer.
6. Isolate disputed items
If the seller says a charge is incorrect, do not leave the disagreement as a verbal note. Record the amount, period, basis, objection status and who bears the risk if management continues to claim the amount after transfer. Depending on the transaction and legal advice, the parties may use a deduction, retention or express payment condition, but the item must remain visible in the closing file.
7. Verify payment instructions independently
A late change to the bank account for arrears or management charges should be independently confirmed with the known management channel, particularly when the new instruction arrives by message or email. The payment evidence should identify the proper recipient, payment purpose and unit reference.
8. Preserve a closing evidence package
Keep the final aidat statement, any post-payment confirmation, receipts, relevant extraordinary-assessment decisions, the settlement clause in the sale contract or closing statement, and the identity/date of the person or management office that confirmed the balance. This package is valuable if a later dispute concerns a period, late charge or assessment.
Go / Hold decision
- Go: the balance is current and matched, final payments are posted, new decisions are checked, and buyer-seller responsibility is written.
- Hold: there is no recent statement, balances conflict, a payment is not posted, a new assessment is unclear, or a disputed item has no written settlement mechanism.
Conclusion: closing day is not the time to accept “everything is fine.” Convert aidat into a dated final figure, define what that figure covers, allocate every period and approved assessment between the parties, and verify that agreed settlement has actually occurred before the remaining funds are released.