§ 47C-4-103.  Public offering statement; general provisions.

(a)        A public offering statement must contain or fully and accurately disclose:

(1)        The name and principal address of the declarant and of the condominium;

(2)        A general description of the condominium, including to the extent possible, the types, number, and declarant's schedule of commencement and completion of construction of buildings and amenities which declarant anticipates including as part of the condominium;

(3)        The number of units in the condominium;

(4)        Copies of the recorded or proposed declaration (other than the plats and plans) and any other recorded covenants, conditions, restrictions and reservations affecting the condominium; the bylaws, and any rules or regulations of the association; copies of any contracts and leases to be signed by purchasers at closing, and copies of or a brief narrative  description of any contracts or leases that will or may be subject to cancellation by the association under G.S. 47C-3-105;

(5)        Any current balance sheet and a projected budget for the association, either within or as an exhibit to the public offering statement, for one year after the date of the first conveyance to a purchaser, and thereafter the current budget of the association, a statement of who prepared the budget, and a statement of the budget's assumptions concerning occupancy and inflation factors. The budget must include, without limitation:

a.         A statement of the amount, or a statement that there is no amount, included in the budget as a reserve for repairs and replacement;

b.         A statement of any other reserves;

c.         The projected common expense assessment by category of  expenditures for the association; and

d.         The projected monthly common expense assessment for each type of unit;

(6)        Any services that the declarant provides or expenses that he pays which are not reflected in the budget and that he expects may become at any subsequent time a common expense of the association and the projected common expense assessment attributable to each of those services or expenses for the association and for each type of unit;

(7)        Any initial or special fee due from the purchaser at closing, together with a description of the purpose and method of calculating the fee;

(8)        A description of any known or recorded liens, encumbrances or defects affecting the title to the condominium;

(9)        The terms and limitations of any warranties provided by the declarant;

(10)      A statement that the purchaser must receive a public offering statement before signing a contract for purchase and that no conveyance can occur until seven calendar days following the signing of a contract for purchase; and that the purchaser has the absolute right to cancel the contract during the seven calendar days period;

(11)      A statement of any known or recorded unsatisfied judgments or pending suits against the association, and the status of any pending suits material to the condominium of which a declarant has actual knowledge;

(12)      A statement that any deposit made in connection with the purchase of a unit will be held in an escrow account pursuant to G.S. 47C-4-108, together with the name and address of the escrow agent;

(13)      Any restraints on alienation of any portion of the condominium;

(14)      A description of the insurance coverage provided for the benefit of unit owners;

(15)      Any current or known future fees or charges to be paid by unit owners for the use of the common elements and other facilities related to the condominium;

(16)      The extent to which financial arrangements have been provided for completion of all improvements labeled "MUST BE BUILT" pursuant to G.S. 47C-4-119;

(17)      A brief narrative description of any existing zoning and other land use requirements governing the condominium; and

(18)      A statement that any common element may be alienated or conveyed in accordance with G.S. 47C-3-112.

(b)        A declarant promptly shall amend the public offering statement to report any material change in the information required by this section and provide a copy of any such material changes to any purchaser who has executed a contract. If any material change is made in a proposed declaration after a contract for purchase of a unit has been signed but before conveyance, the purchaser may rescind the contract within seven days after receipt of the notice of the change. (1985 (Reg. Sess., 1986), c. 877, s. 1; 1997-456, s. 27.)