First-time condo buyers: Compare assessments, count reserves, expect maintenance

Article Courtesy of The Orlando Sentinel
By Pamela Dittmer McKuen

Published October 21, 2016

 

Condominium sellers customarily pay any upcoming special assessments, but Natalie Renna of Re/Max Vision 212 writes the clause into her contracts to make sure.

Recently, while a sale was pending attorney review, the association levied a $15,000 special assessment. Renna's first-time buyer was protected from paying.

 

"Surprises like that aren't fun," said the Chicago real estate broker. "Thank God I put it in the contract."

Condominium living can be full of surprises. If you're thinking about buying your first condo, the following advice can help you avoid the worst:

Condo is a lifestyle, not a living space. In addition to getting fancy finishes and huge closets, you're joining an association of homeowners, and you have to do things their way.

"If you can't conform well to authority within the condominium arrangement, it might not work for you," said association attorney Charles VanderVennet, of Arlington Heights.

You'll learn a lot by exercising your rights under Section 22.1 of the Illinois Condominium Property Act. The law allows prospective buyers to request several documents pertaining to the association's financial condition and way of life. They are dense reading, but there are a few telling items novices should look for.

Look beyond selling prices when figuring your costs. For example, monthly assessments cover different services in different condo buildings. Read the condo
association's documents carefully.


 

Perhaps the most important are the rules and regulations, said Beth Lloyd, a real estate broker at Coldwell Banker Residential Brokerage in Schaumburg and president of the Association of Condominium, Townhouse and Homeowners Associations.
   
"Buyers often don't realize that associations have rules that can restrict pets, the ability to rent now or in the future, and running a business from their unit," she said.

The board's monthly meeting minutes can give a sense of whether the association is laid-back or dictatorial, said real estate broker Michael Michalak of Re/Max Exclusive Properties in Chicago.

"If there's a bunch of crazy people, or if they fine people all the time, it might not be the right place for you," he said.

One of Michalak's recent deals fell through because his buyer has a 65-pound dog, and the board wouldn't budge on its 50-pound weight limit.

Compare apples to apples. Look beyond selling prices when figuring your costs. For example, monthly assessments cover different services in different buildings.

"Some will charge you $400 a month, and only water is included," Renna said. "Or you might pay less and get a lot of utilities and maybe cable and internet."

Property taxes can vary drastically from one neighborhood to another for similarly priced units, she said. Moving fees, which typically range from $100 to $500, add up if you plan to lease your unit, Michalak said.

Count the association's money. You're buying a piece of the swimming pool, landscaping and other common elements, and you're expected to help pay for them, said Patricia Bialek, vice president of property management at FirstService Residential in Chicago.

Look for a heading called "reserves" in the association's financial documents. That's the savings account for expensive replacements like roofs and boilers.

It's not scientific, but Renna likes to see an amount of at least $2,000 per unit in the reserve pot. New buildings may have less, but they probably won't have big expenses for a few years.

Maintenance-free living is a myth. It's true that condo associations generally handle snow removal, lawn care and maybe window-washing, but owners have obligations.

"Everybody has a role," said VanderVennet. "The owner's role is to elect good board members, pay assessments, be eyes and ears for potential problems and comply with the covenants so they don't become a problem."

"Whatever happens inside the walls in your property, from drywall to drywall, that's yours," Renna said. "If the stove breaks down, it's your responsibility to take care of it."

Scott Oblander, regional director at FirstService Residential in Chicago, said the No. 1 complaint from new condo owners is "I thought the association took care of that."

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