Confused about why two East Hartford listings have very different monthly fees? You are not alone. HOA dues and condo fees sound similar, yet they fund different responsibilities and carry different risks. In this guide, you will learn what each fee typically covers, how to read the financial health of a community, and the exact steps to compare properties with confidence. Let’s dive in.
HOA vs. condo: the core difference
In a condominium, you own your individual unit plus a shared interest in the common elements. A condo association manages the building and common areas, collects assessments (often called condo fees), and enforces the declaration, bylaws, and rules.
In a homeowners association (HOA), you own your lot and home in a planned community. The HOA enforces recorded CC&Rs and collects dues to maintain shared areas and services. Many HOAs cover common grounds and amenities, while individual owners handle exterior maintenance of their own homes unless the governing documents say otherwise.
In Connecticut, both condos and HOAs operate under recorded governing documents and state law. Associations are typically member-run nonprofits with elected boards that adopt budgets, levy assessments, impose fines, and, in many cases, place liens for unpaid assessments. Exact powers come from the recorded documents and applicable statutes.
What the monthly fee usually covers
Condo fee inclusions
- Exterior building maintenance and shared structural repairs for common elements
- Common area upkeep: lobbies, hallways, elevators, corridors, stairwells
- Grounds care and shared services: landscaping, snow removal, parking lots
- Utilities for common areas, and sometimes water, heat, or other building-wide systems
- Building systems: elevator service, common HVAC, fire alarm testing
- Amenities: pool, gym, clubhouse, security, shared trash removal
- Management, legal/accounting, and master insurance for common elements
- Reserve contributions for major future repairs and replacements
HOA dues inclusions
- Landscaping and care of community open spaces and private neighborhood roads
- Community facilities: playgrounds, clubhouse, pool; trash and snow removal in common areas
- Street and entry maintenance, lighting, signage
- Management, administrative costs, and association property insurance
- Note: Single-family HOAs often do not cover individual-home exterior maintenance unless the documents say they do.
What fees usually do not cover
- Your property taxes and your mortgage
- Interior maintenance and repairs inside your unit or home
- Your personal insurance (condo owners typically need an HO-6 policy)
- Utilities billed directly to you (electric, gas, water if individually metered)
- Special assessments for big projects unless already required by the association
Always verify the association’s budget and declaration to confirm inclusions. Communities vary.
How fees are set and allocated
- Condos often allocate assessments by each unit’s ownership percentage, which is frequently tied to unit size.
- HOAs may charge equal dues per lot or scale dues by lot size or type.
- Condos typically handle more building-related items like roofs, siding, and shared systems. Many HOAs focus on common grounds and amenities, while owners maintain their own building exteriors unless the documents say otherwise.
Understanding who maintains what helps you forecast long-term costs and evaluate whether fees are appropriate for the services provided.
Financial health: what to review before you buy
Strong finances reduce the risk of surprise assessments. Ask for and review the following:
- Current operating budget and the last 2–3 years of financial statements
- Reserve study and reserve account balance, plus regular contributions
- Recent audits or accountant reviews if available
- Meeting minutes for the past 12–24 months to spot planned projects or disputes
- Delinquency report and collection policies
- Insurance certificates showing coverages and deductibles
- A list of upcoming capital projects with funding plans
Key signals to watch:
- Adequate reserves to replace roofs, paving, elevators, and major systems
- Predictable operating costs without frequent special assessments
- Reasonable master insurance with deductibles that will not shift big costs to owners after a claim
- Manageable delinquency rates so the budget is not strained by unpaid dues
Special assessments and why they matter
Special assessments are one-time charges for major projects, like roof replacements or structural repairs. Both condo associations and HOAs can levy them if allowed by their documents and state law. Review meeting minutes and financial statements for any recent or planned assessments. A pattern of frequent special assessments or very low reserves is a red flag.
East Hartford due diligence checklist
Before you commit, request a resale or estoppel certificate through the seller or listing agent. Then gather and review:
- Governing documents: declaration/plat, bylaws, CC&Rs, rules and regulations
- Current budget, 2–3 years of financials, and bank statements for reserves
- Assessment history, including recent increases and any pending special assessments
- Association insurance certificate, coverage limits, and deductibles
- Board and membership meeting minutes for the last 12–24 months
- Litigation disclosures for any pending or threatened claims
- Management contract details: services, term, renewal, and fees
- Rules that affect occupancy and use: rental caps, short-term rentals, pets, and parking
- Maintenance schedules for roofs, exterior painting, paving, and elevators
- Delinquency report: percentage of owners current vs. delinquent
- FHA/VA project eligibility if you plan to use these loan programs
Local records and resources to consult:
- East Hartford Town Clerk for recorded declarations and plats
- Hartford County property records and the town Assessor for parcel and tax data
- East Hartford Building Department for permits and code enforcement history
- Connecticut Secretary of State for association corporate filings
- Local lenders for FHA/VA condo eligibility and financing impacts
- A local real estate attorney experienced in Connecticut associations
How to compare two East Hartford properties
Use a simple monthly cost framework:
- Add recurring costs: mortgage principal and interest, property tax, insurance (HO-6 for condos plus any required coverage), and the HOA or condo fee.
- Identify services included in the fee that you would otherwise pay separately, like water, heat, landscaping, or trash. Subtract those from your outside expenses to find the net difference.
- Add a risk factor assessment: look at reserve levels, upcoming capital projects, delinquency rates, and any ongoing litigation.
- Weigh non-financial tradeoffs: amenities you will use, location and commute, exterior maintenance responsibilities, and rules that fit your lifestyle.
Red flags to watch for locally
- Very low monthly fees paired with deferred maintenance or a history of special assessments
- No recent reserve study or a negligible reserve balance
- Ongoing litigation involving the association
- High delinquency rates or weak collection practices
- Frequent board turnover or meeting minutes showing governance dysfunction
- Insurance gaps or very high master policy deductibles
Who can help you evaluate risk
- Real estate attorney for Connecticut-specific rules and document review
- Mortgage lender or broker for loan program eligibility and underwriting impacts
- Home inspector with condo/HOA experience to flag common-area issues
- CPA or financial adviser for complex financial or tax concerns
- A local real estate agent who knows East Hartford and surrounding condo and HOA communities
Buying or selling in East Hartford
The right monthly fee can simplify your life and protect your investment. The wrong one can add surprise costs. Focus on what the fee includes, the strength of reserves and insurance, and the history of assessments. Ask for the full association packet early and read the minutes and financials before you make your final decision.
If you want a clear, side-by-side comparison of specific East Hartford communities or a second set of eyes on an association’s documents, reach out to Peter Vamvilis. You will get responsive, local guidance backed by trusted systems so you can move forward with confidence.
FAQs
What is the main difference between HOA and condo fees?
- Condo fees usually fund building maintenance and shared systems, while HOA dues typically cover community grounds and amenities; exact coverage depends on each community’s governing documents.
How do condo and HOA fees affect mortgage approval in Connecticut?
- Lenders factor monthly assessments into your debt-to-income ratio, and some loan programs require reviewing association finances; high fees or weak financials can impact eligibility.
What should I look for in an association’s reserves and budget?
- Look for a recent reserve study, regular reserve contributions, predictable operating costs, and a plan for upcoming capital projects without frequent special assessments.
Do condo owners in East Hartford need their own insurance?
- Yes, most condo owners need an HO-6 policy for interior improvements, personal property, loss-of-use, and liability; the association’s master policy covers common elements.
How can I get the association documents before I buy?
- Ask the seller or listing agent to request a resale or estoppel certificate and the full packet, including financials, minutes, insurance certificates, and governing documents.
What are common red flags in East Hartford associations?
- Thin reserves, no recent reserve study, ongoing litigation, high delinquencies, governance turnover, and very high master policy deductibles are risk signals to investigate.
