Thinking about a condo or townhome in Brookhaven and wondering how the HOA really works? You are not alone. In this part of DeKalb County, you will see a wide range of HOA setups, fee levels, and rules that can affect your budget, lifestyle, and financing. In this guide, you will learn what HOA fees usually cover, how condos and fee‑simple townhomes differ, what to ask before you write an offer, and the simple steps to review HOA documents with confidence. Let’s dive in.
Brookhaven HOA 101: condos vs. fee‑simple townhomes
Brookhaven includes many small to mid‑size condo and townhome communities, especially near Buford Highway, Peachtree Road, and transit corridors. As you tour homes, you will see both condominiums and fee‑simple townhomes, and the HOA works differently in each.
What you own in a condo
In a typical condo, you own the interior of your unit. The association owns or maintains common elements such as hallways, grounds, and often the building exterior. The HOA usually carries a master insurance policy for the building’s common elements. You carry an HO‑6 policy for your unit interior, personal property, and loss assessment.
What you own in a fee‑simple townhome
In many fee‑simple townhome communities, you own the land, roof, and exterior. The HOA often maintains only common areas like entrances, landscaping, or a small amenity. Some developments assign exterior maintenance to the association, so always confirm responsibilities in the declaration.
How monthly dues differ
Condo dues often cover exterior building insurance, exterior maintenance, some utilities for common areas, and shared systems. Fee‑simple townhome dues can be smaller when the HOA only manages common spaces. In metro Atlanta, smaller basic associations can be under $200 per month, many mid‑range buildings fall in the low to mid hundreds, and amenity‑heavy or full‑service buildings can exceed $500 per month. Treat these as general ranges and verify for each property.
What HOA fees usually cover
Most association budgets include a mix of the items below. Communities with more services or amenities usually have higher dues.
- Operating expenses: management fees, grounds and landscape care, utilities for common areas, janitorial, elevator service, and trash removal.
- Building systems and services: exterior maintenance, roof repairs in many condos, HVAC for common areas, pest control, snow and ice services as needed, and parking lot upkeep.
- Amenities: pool, fitness center, clubhouse, security systems, and gate maintenance.
- Insurance: master or association policy for common elements and the building exterior in many condos. Owners buy an HO‑6 policy in condos or broader dwelling coverage for fee‑simple townhomes.
- Reserves: funds set aside for large capital items like roofs, siding, and paving. Strong reserves lower the risk of special assessments.
- Administrative: legal, accounting, taxes where applicable, meeting costs, postage, and communications.
Covenants, rules, and rental caps
Why declarations matter
The declaration, CC&Rs, bylaws, and rules set the ground rules for how you can use your home. They cover use restrictions, architectural controls, pets and parking, maintenance duties, and enforcement. Covenants run with the land, which means you inherit them when you buy.
Rental caps and resale
Associations may cap the percentage of units that can be leased, ban rentals, set a minimum lease term, or require approvals before leasing. These rules shape the buyer pool and financing. Investor buyers may find strict caps limiting. Owner‑occupants may prefer higher owner‑occupancy ratios. Some lenders and programs consider owner‑occupancy levels when evaluating condo projects.
Pets, parking, and changes
Review pet limits, assigned parking, guest policies, and the approval process for exterior changes. If you plan to install a satellite dish, change windows, or add fencing, confirm the architectural review steps before you commit.
Financing and insurance check
Lender project approval basics
Many lenders and federal programs use project‑approval standards for condos. Eligibility can be affected by owner‑occupancy ratios and other factors. Before you write an offer on a condo, ask your lender to confirm that the project can be financed under your loan program.
Insurance responsibilities and deductibles
In condos, the master policy often covers common elements and structural components, while you carry an HO‑6 policy for interior finishes, personal property, and loss assessments. In fee‑simple townhomes, you may need broader dwelling coverage if you own the exterior and roof, while the HOA may insure common areas. Ask about the master policy deductible. If the governing documents allow the association to pass deductibles to owners after a claim, that cost could be assessed to you.
Short‑term rentals and local rules
Many associations restrict short‑term rentals. City rules can also apply in Brookhaven. Check the City of Brookhaven official site for local ordinances that may affect your plans.
What to ask before you write an offer
Use this quick checklist to surface the biggest issues early.
- Financial and assessments
- What is the current monthly HOA fee and what does it cover?
- Are any special assessments pending? Any planned dues increases?
- What is the current reserve balance? Is there a recent reserve study?
- What percentage or dollar amount of owners are delinquent on dues?
- Governance and management
- Is the association professionally managed or self‑managed? Who is the management company and how responsive are they?
- How often are board meetings held? Can you access recent minutes?
- Is there any pending litigation involving the association? What is the potential financial impact on owners?
- Use and leasing
- Are rentals allowed? If yes, what is the rental cap, minimum lease term, and leasing approval process?
- Are short‑term rentals permitted?
- Maintenance and insurance
- Who is responsible for exterior, roof, driveway, and landscape repairs?
- What does the master policy cover, and what must the owner insure? What is the master policy deductible?
- Any known deferred maintenance or upcoming capital projects?
- Amenities, rules, and rights
- How are parking spaces assigned? What are guest parking rules?
- What are the pet rules and limits?
- What is the process for architectural changes?
- Resale and financing
- Does the project have FHA, VA, or other approvals? Any lender restrictions for the project?
- What is the current owner‑occupancy ratio?
- Practical follow‑ups
- Request the last 12 months of board minutes, the current budget, reserve study, latest financials, insurance declarations, and a statement of any assessments.
How to review HOA documents: a simple workflow
Before you write an offer
Ask the seller or listing agent for the HOA resale packet and recent financials. Scan for monthly fee amounts, assessments, rental rules, and who maintains the exterior. Check with your lender about project eligibility for a condo.
During your contingencies
Include a right to review HOA documents within a clear timeline. Consult a local real estate attorney to interpret the CC&Rs and confirm your obligations, including any transfer fees. Obtain insurance quotes to estimate your true monthly cost.
If rental income is part of your plan, confirm the leasing process, any waiting lists, and approval timelines.
Before closing
Request a written statement from the HOA or management about any outstanding or pending assessments. Verify any required certificates or estoppel letters are complete and accurate.
Red flags to watch
- Low or no reserves with no plan to fund major repairs.
- Recent or repeated special assessments.
- High delinquency rates on owner dues.
- Ongoing litigation, especially structural or governance disputes.
- Frequent management turnover or board instability.
- Large capital projects without a clear funding plan.
- Unclear maintenance duties for roofs, exteriors, or leaks.
Local insight for Brookhaven buyers
Two communities on the same street can have very different rules and fee structures. Near Buford Highway, Peachtree Road, and transit corridors, you will see condos with full exterior coverage next to fee‑simple townhomes with lighter HOA responsibilities. Confirm the declaration for each property you consider. Small details about insurance, reserves, and rental caps can shift both your monthly costs and your resale options.
Trusted resources
- For plain‑English HOA guidance on budgets, reserves, and governance, visit the Community Associations Institute.
- For zoning and permitting context that may affect use and short‑term rentals, check the City of Brookhaven and DeKalb County websites.
Buying into an HOA does not have to be complicated. With a clear checklist and the right documents, you can compare communities with confidence and avoid surprises after closing. If you want seasoned guidance tailored to Brookhaven and the North Atlanta suburbs, reach out to Anet Granger & Associates. We will help you request the right documents, coordinate your review, and negotiate a smart, low‑stress purchase.
FAQs
How do HOA fees in Brookhaven compare across condos and townhomes?
- Condos often have higher dues because they include exterior insurance and more shared systems, while fee‑simple townhomes can have lower dues if the HOA covers only common areas.
What does an HO‑6 policy cover for a Brookhaven condo buyer?
- An HO‑6 typically covers interior improvements, personal property, and loss assessment, while the association’s master policy covers common elements and the building exterior in many condos.
How can rental caps affect my resale options in Brookhaven?
- Rental caps can reduce investor demand and shrink your resale market to owner‑occupants, while also supporting a more owner‑occupied community that some buyers prefer.
Why are reserves important when choosing a Brookhaven HOA?
- Healthy reserves lower the risk of sudden dues increases or special assessments for major items like roofs, siding, or paving.
What HOA documents should I review before making an offer in Brookhaven?
- Ask for the declaration and CC&Rs, bylaws and rules, current and prior budgets, recent financials, reserve study, insurance summary, meeting minutes, litigation disclosures, assessment statements, and any pending project details.
Do Brookhaven HOAs usually allow short‑term rentals?
- Many associations restrict short‑term rentals and city rules may also apply, so confirm both community documents and the City of Brookhaven ordinances before you proceed.
