Frequently Asked Questions

The principle of condominium ownership is simple. A condominium subdivides ownership in a property into private space (units) and shared space (the common area) so that each unit owner can buy, sell and mortgage their unit.

Everything that follows from that concept—legislation, recorded covenants, conditions and restrictions (CC&Rs), rules, budgets and assessments—is an attempt to allow random strangers to make decisions together concerning the property they share.

And that’s where things get complicated.

The condominium association, or homeowners’ association (HOA), is an organization that takes care of the condominium project on behalf of its members, who are the owners of units. The HOA is usually registered with the state as a nonprofit corporation but it’s not a charitable organization. You are automatically a member if you own a unit.

Almost of all the HOA’s decisions are made by the board of directors, elected by the homeowners. Very few decisions are made directly by the homeowners.

In a condominium, the HOA does not own the common areas. Instead, the unit owners own the common areas, in undivided shares.

“Undivided” means that all the owners own all of it, together, and that the common areas can’t be divided up. “Shares” means that each owner has a designated percentage interest, as determined by the CC&Rs.

It’s a tough job. Making decisions about how to spend your neighbors’ money is fraught. While some board members are irrational or overbearing, most are doing the best they can with a very difficult responsibility.

Board members are unpaid volunteers, usually with little experience in building management. They are required to make reasonable decisions, not perfect ones. Sometimes projects take longer than anticipated, cause a mess and go over budget. That’s life.

Particularly in a state like California, where housing prices are extremely high, a condominium may be the most affordable housing option, especially if you care more about interior space than having a yard. Condominiums may be in more walkable neighborhoods, closer to transit and local retail, than living in a single-family home. Some condominiums may give you amenities such as a pool or a gym. And you may like the security of having people around and not having to do a lot of maintenance.

On the negative side, condominium living comes with a certain loss of personal autonomy. Don’t move into a condominium if you are going to be annoyed by your neighbor’s noise, their cooking odors or other habits.

And the board will be calling the shots on how well the place is maintained, what projects to prioritize and how much you will be required to pay. In your own house, you can decide if it’s time to replace the roof or to let it go another year. In a condominium, the board makes that decision and collects the money from the owners to pay for it.

No matter how much research you do, there is no way of knowing exactly what you will end up paying.

You will know what the monthly assessments, commonly called HOA dues, are when you buy your unit. That does not, however, guarantee what dues will be in the future.

Some buildings keep dues artificially low by neglecting repairs, and then special assessing for everything when things fall apart. Or, worse, NOT special assessing and letting things continue to decay.

The amount of dues depends a great deal on the type of building, its age, its amenities and what’s included in dues. For instance, if the HOA is providing hot and cold running water, that could easily be $150 per unit that’s included in the HOA dues—but saves you money out of your own pocket.

Insurance is usually one of the biggest line items in any HOA’s budget. In today’s market, that number could suddenly double, or more, without warning.  

In short, buildings cost what they cost. Being proactive with maintenance saves money in the long run. And buying a house also comes with all kinds of expensive repair surprises.

You can talk to board members, and people who live in the building.

You should also review the previous year’s board meeting minutes during the escrow period. (If they don’t have minutes, that’s a red flag right there.)

Reading the minutes can clue you into the building’s culture. You can tell what big repair items are on the horizon, and the board’s attitude toward taking care of the property.

California Civil Code 4745 says HOAs have to allow homeowners to install EV chargers with only “reasonable restrictions.” In real life, it gets messy, and expensive. Condowonk has extensive information about how to make it work.

The manager answers to the board, carrying out the board’s decisions. Condominium managers are not licensed in California, although they can be certified by a voluntary certification process. Finding a good one is hard.

At the most basic, managers collect dues, pay bills and keep the financial records straight. They keep track of insurance and contracts and other HOA records. They also help with HOA administration, noticing meetings and overseeing voting.

Some are good at helping with building maintenance and repair: giving advice, recommending vendors, overseeing repairs and providing after-hours emergency service.

A manager may or may not be helpful with individual homeowners’ requests. For many, it’s not high in their job description.

Some boards try to save money by self-managing. It may work for the smallest HOAs but often it doesn’t go well.

CondoWonk is about the reality of condominium life. We do the research and talk to people in the field to find information that you won’t find anywhere else on the web.

From angry homeowners to electric vehicle charging and organics recycling, CondoWonk tells human stories about creative problem-solving and covers the “how to” details — hence the “Wonk” part of the name—to make your condo run better. 

CondoWonk also takes on the existential challenge of shared decision making inherent in the condominium concept (see the first FAQ), and ill-conceived governmental regulation that sometimes makes the job even harder.

HOA presidents and board members, residents, managers, policymakers and anyone else who wants insight into the real issues condominiums confront.

CondoWonk t-shirts might be cool, but no, CondoWonk is not selling anything. There is no advertising, commission or product placement. If products are mentioned by name, it’s based on personal experience. 

No matter where you are, you may find useful information here. Please be aware, though, that condominium laws vary greatly by state and some information may not apply to your region.

Some advice is specific to Los Angeles, while other information applies more generally to California. Overcoming the unique bureaucracy of LA and the Golden State is likely to be a recurring theme.

Note that California’s terminology is a bit different than in other states. In most states, the word “condominium” refers to the entire property, and the individual owner’s interest is a “condominium unit.” In California, under the Davis-Stirling Act, the entire property is called the “Condominium Project” while the word “condominium” refers to the unit owner’s interest in the Condominium Project.

I’m Doris Sussman Goldstein, a writer and Harvard Law School grad who practiced real estate law for many years in Florida before moving to Los Angeles. While my experience as an attorney inevitably shapes my thinking, I’m not licensed as an attorney in California and Condowonk does not give legal advice. Instead, the website returns to my early career as a newspaper reporter before law school and shares hard-earned information based on my own fact-finding.

Condos create more housing on less land, allowing more people to live near transit in walkable neighborhoods that support local retail. In a state with a severe housing crisis, condos can be a more affordable path to homeownership. And units in multi-family buildings also use far less energy than single-family homes.

CondoWonk is an advocate for policies that support condominium living in California. Conversely, CondoWonk will call out policies that disadvantage condominium owners, particularly when compared to single family home ownership.

CondoWonk is not intended as legal advice. Ever.

Visit the contact page to ask questions or describe your own experiences and solutions. We love getting input!