Who is responsible for what in detached condominiums?

[mrkenneth]

I am looking at some detached condominiums and am curious who is responsible for what. Each unit has its own roof and four exterior walls.

If the roof leaks, who is responsible for repairing the roof and the resulting damage to the interior walls? What about a foundation problem that causes interior damage?

Thank you!

[Coronita]

This should be explained in the hoa’s ccr’s. You should be able to request a copy of them during your contingency period.

Have you looked there?

[bearishgurl]

If the complex you are considering is a Planned Unit Development (PUD) and the unit you are considering in it is not attached to any other unit, then you, as an owner will be liable for everything except the common area. Your front yard may be mowed and maintained by Association landscapers.

If you have a preliminary title report for the unit and the plat map in it shows that you will own the lot the PUD sits on (however small) and the unit has an 8-digit Assessor Parcel Number (APN) instead of a 10-digit APN (signifying a condo), then you will be responsible for the entire dwelling, just like a SFR (within or without an HOA) and will need to secure a homeowner’s insurance rider for it prior to COE.

Usually, the monthly HOA dues on PUDs are significantly less than those for condos … that is, unless the complex has a lot of amenities for the residents which the HOA needs to maintain.

Even “twinhomes” (2 units usually joined at the garages) are considered “PUDS.”

[bearishgurl]

Another thing to look for is the legal description on the last grant deed or trust deed filed. If it states that the owner owns an “undivided [# of units in complex] interest in the development, instead of showing an assigned lot for the unit (which belongs only to the owner of the unit), then the unit is a condo. The vast majority of detached condos in CA are considered “PUDS.”

[bearishgurl]

I should add that one could also own their own (minuscule 2-3K sf) lot in a PUD and also an undivided interest in the common area … if there is any. In this case, the APN will still only be 8 digits.

[Coronita]

OP just go get your HOA documents. The HOA documents will spell out the terms for you than any “expert” here who thinks all condos follow all the same rules. No one knows the intricate details of the specifics of your condo and HOA rules, and it would be foolish for you to listen to anyone’s advice who doesn’t know your specific condo and your specific HOA’s rule. While in escrow, part of the responsibility of the seller is to provide you with those CCR’s. You might need to pay a fee for them, but you definitely should get them and review them.

[bearishgurl]

[quote=flu]OP just go get your HOA documents. The HOA documents will spell out the terms for you than any “expert” here who thinks all condos follow all the same rules. No one knows the intricate details of the specifics of your condo and HOA rules, and it would be foolish for you to listen to anyone’s advice who doesn’t know your specific condo and your specific HOA’s rule. While in escrow, part of the responsibility of the seller is to provide you with those CCR’s. You might need to pay a fee for them, but you definitely should get them and review them.[/quote]

Uhh, flu? I AM an “expert” in this regard and provided OP with valuable (general) info here.

[no_such_reality]

i would check the governing documents.

See links. Last two digits of APN are unit code for parcel. While I suspect if you have a parcel solo odds are all maintencance expenses are yours. I wouldn’t count on a shared Parcel to not have CCR pushing expenses to owners.

And in either case the best thing is to check reserve accounts of the HOA , anything listed is something they’re planning on group paying, anything not probably ot. Again neither of which means they will in the end garoua pay or not nor whether or not they’ll special access for it. Ie my bad taste condo did a several grand special assessment for roofs even though there was a near $700K reserve.

See link. http://www.echo-ca.org/article/how-determine-maintenance-responsibility-hoas

https://arcc.sdcounty.ca.gov/Pages/Assessors-Roll-Tax.aspx

[FlyerInHi]

Depends on the development.

I have a townhouse where the units are in clusters of 5. The HOA is relatively low and covers water and trash, but the association covers nothing with the building itself. They don’t fix roof, stucco, paint, plumbing leak beyond the building main, nada.

[mrkenneth]

Thank you all for the detailed information! The tip on the APN length is especially useful.

The reason I asked is so I can better price a home before making an offer (and receiving a copy of the CC&Rs). For example, the detached condominiums at Mesa Village in Mira Mesa have significantly higher HOA dues than nearby properties with similar amenities.

Based on the ECHO web page, the roof on a detached condominium unit (whether in a PUD or not) would probably be classified as a separate interest or an exclusive use common area, right? If so, the maintenance responsibility would be the unit owner’s unless the CC&Rs state otherwise?

[Author]

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