Are you wondering what those monthly condo HOA dues in Edmonds actually cover? You’re not alone. When you buy or sell a condo, dues can feel confusing and unpredictable. This guide breaks down what’s typically included, what’s not, and how to review a building’s documents so you can move forward with confidence. Let’s dive in.
What condo HOA dues include
Condo dues pay for shared expenses that keep the community running. Coverage varies by building and governing documents, but you will often see these categories.
Common-area maintenance
- Exterior upkeep such as roofs, siding, painting, balconies, and windows when defined as common elements
- Landscaping, walkways, parking areas, lighting, and grounds care
- Elevator service and maintenance when present
- Seasonal snow and ice removal on shared areas
Utilities and services
- Electricity for hallways, exterior lighting, and common spaces
- Water and sewer for irrigation and shared systems; some buildings include unit water and sewer
- Trash and recycling; sometimes compost and bulk pickup
- Internet or cable for shared amenities in certain communities
Building systems
- HVAC for common spaces and boiler or central heating plant service when provided
- Fire and life-safety systems testing and inspections
- Janitorial and cleaning for lobbies, hallways, mailrooms, and community rooms
Insurance on the building
- The association’s master policy for common elements and, depending on policy type, parts of the structure
- Owners still carry an HO-6 policy for interior finishes, personal property, liability, and loss assessment
Management and administration
- Professional management fees or on-site manager compensation
- Accounting, legal, bookkeeping, and administrative costs
Reserves and long-term repairs
- Reserve fund contributions for major projects such as roof replacement, exterior siding, elevator modernization, and paving
- Periodic reserve studies that guide planning and funding levels
Amenities and security
- Fitness rooms, community rooms, rooftop decks, pools or spas when present
- Garage maintenance, gate systems, and security services in some properties
Taxes and other assessments
- Property taxes on association-owned parcels or shared areas where applicable
What HOA dues usually don’t include
- Individual unit electricity and gas in most buildings
- Interior maintenance such as appliances, cabinets, flooring, and fixtures
- Your HO-6 condo policy and personal property coverage
- Special assessments for major projects or emergencies
- Reserve shortfalls or legal judgments that are billed separately
Edmonds-specific cost factors
Edmonds sits on Puget Sound and includes a mix of older wood-frame buildings and newer construction. Local conditions can influence what dues cover and the monthly amount.
Building age and construction
Older wood-frame condos often need more exterior maintenance and stronger reserve funding. Newer concrete or steel buildings may have different systems and reserve profiles.
Waterfront and coastal exposure
Salt air can accelerate exterior wear, and coastal risk can influence insurance and project planning. Waterfront buildings sometimes face higher exterior maintenance and may evaluate flood exposure separately.
Climate and storms
Seasonal wind, rain, and occasional snow or ice affect grounds care, de-icing, and tree maintenance. These recurring needs can show up in operating budgets.
Utilities and providers
In much of Snohomish County, electricity is served by Snohomish County PUD. Associations may choose bulk water, sewer, and garbage service, which can streamline costs and sometimes include unit usage.
Common Edmonds amenities
Elevators, secure parking, storage lockers, view decks, and community rooms are common. More amenities usually mean higher dues to maintain them.
Local codes and permits
Seismic, energy, and stormwater requirements can drive capital projects. Well-run associations plan for these in reserves.
How dues are set in Washington
Washington has a condominium framework that guides association budgets, disclosures, and owner rights. When a unit is resold, the association typically provides a resale certificate that lists dues, assessments, insurance coverage, and basic financial information. You have a review period to study these documents and can request budgets, reserve studies, board minutes, and insurance details before finalizing your purchase.
How to evaluate a condo’s dues
You want a clear picture of both current costs and future risk. Ask for the resale packet early and review it closely.
Key documents to request
- Resale certificate or association disclosure with current dues and assessment history
- Current budget and most recent annual operating statement
- Reserve study and current reserve fund balance
- Audited or compiled financial statements, if available
- Recent board meeting minutes, ideally the last 6 to 12 months
- Master insurance declarations with deductible details
- CC&Rs, bylaws, and rules that define responsibilities and restrictions
- Litigation disclosures and any recent insurance claims
- Management contract and a list of recent capital projects
What to analyze in those documents
- Reserve adequacy compared to the study’s recommendation and near-term projects
- Operating costs trending year over year and which line items are rising
- Delinquency rate for dues; high delinquency can strain cash flow
- Insurance coverage type and deductibles that affect owner HO-6 needs
- Special assessments history that may signal deferred maintenance
Special assessments and increases
Special assessments are one-time charges for capital work, emergency repairs, or reserve shortfalls. They are separate from monthly dues. Boards set annual budgets and can increase dues to meet operating needs and reserves, following the process in the governing documents. A steady reserve contribution with a clear capital plan is a sign of good stewardship.
Insurance basics for Edmonds condo owners
Understanding the master policy helps you set up the right HO-6 coverage.
Master policy types
Policies range from “walls-out” to broader “all-in” coverage. In all cases, you still carry HO-6 for your interior finishes, personal property, liability, and loss assessment.
Deductibles and loss assessment
Many master policies carry high deductibles, especially for earthquake or wind-related claims. If a deductible is shared, you may see a loss assessment. Make sure your HO-6 includes loss-assessment coverage that aligns with the master policy.
Earthquake and flood considerations
Standard master policies often exclude earthquake and flood. Edmonds waterfront buildings should evaluate flood exposure. Earthquake coverage is typically purchased separately by owners in Washington.
Red flags to watch for
- Low reserves compared with the reserve study recommendation
- Repeated special assessments for similar repairs
- High owner delinquency rate on dues
- Pending litigation or unresolved warranty issues
- Very high master policy deductibles without clear owner guidance
- Large, unexplained jumps in operating expenses with no capital plan
Practical tips for Edmonds buyers and sellers
- Buyers: request the resale packet early, review the reserve study, and have your insurance agent look at the master policy before setting HO-6 coverage.
- Buyers: compare dues and what they include across similar Edmonds buildings to gauge value, especially when utilities are bundled.
- Sellers: gather complete, current documents before listing and be transparent about upcoming projects to prevent surprises in escrow.
- Sellers: highlight when dues include meaningful items like water, sewer, garbage, or amenities that offset other monthly costs.
Dues ranges and comparisons
There is no one-size-fits-all number. Dues vary by building age, size, systems, and amenities. Low-rise complexes without many amenities may have lower dues, but they can face larger assessments if reserves are thin. Mid-rise buildings with elevators and secure parking need higher ongoing budgets. Luxury or waterfront buildings with extensive amenities usually sit at the top of the range. Focus on apples-to-apples comparisons and the health of the budget and reserves.
Next steps
If you are weighing two or three Edmonds condos, line up each association’s budget, reserves, insurance, and amenities side by side. Look for stable reserves, a thoughtful capital plan, realistic operating costs, and a clear explanation of what your dues cover. Solid documents and transparent governance are good indicators that you will not face unpleasant surprises later.
Ready to review a resale packet or compare buildings? The Christophilis Team is here to walk you through the details, from reserves and insurance to amenities and utilities. Schedule a free consultation to discuss your neighborhood goals.
FAQs
What do condo HOA dues in Edmonds usually include?
- Common-area maintenance, some utilities, master insurance, management, reserve contributions, and any shared amenities listed in the budget.
How are Washington condo dues set and disclosed?
- Boards approve budgets under the association’s governing documents, and resale certificates disclose current dues, assessments, and financial information to buyers.
Do Edmonds condo dues cover utilities for my unit?
- Sometimes. Many buildings include water, sewer, and garbage, while electricity and gas are often metered to each unit.
What is a special assessment in a condominium?
- A separate, one-time charge for capital projects, emergency repairs, or reserve shortfalls that regular dues do not cover.
What insurance do I need as a condo owner?
- An HO-6 policy for your interior finishes, personal property, liability, and loss assessment, coordinated with the association’s master policy.
Are waterfront condos more expensive to maintain in Edmonds?
- Often, yes. Salt air and coastal exposure can increase exterior upkeep and influence insurance and reserves.
How can sellers prepare for HOA dues questions?
- Provide a complete resale packet, call out recent projects, explain what dues include, and share reserve study highlights and upcoming plans.
