What to Check Before Buying in an HOA or Condo Community in Central Ohio

Couple reviewing HOA budget and reserve documents with an agent.

Ohio law requires HOA budgets to include adequate reserves unless owners waive them, but it doesn't require a standard resale packet for buyers. So ask for the documents early, and make reviewing them a condition of your purchase.

Low-maintenance living is a big reason people move into HOA and condo communities, especially when they're rightsizing from a larger property. Lawn care, snow removal, and exterior upkeep can all be handled for you. But the fee on the listing only tells you part of the story, and in Ohio the buyer is largely responsible for asking the right questions.

Here's what to review before you commit, based on how Ohio law is structured.

What Does Ohio Law Say About HOAs and Condos?

Ohio regulates condominiums under Ohio Revised Code Chapter 5311, the Condominium Property Act, and homeowners associations in planned communities under Chapter 5312, the Ohio Planned Community Law. Which chapter applies depends on what you're buying, and the two cover similar ideas under different section numbers.

Two points matter most for buyers. First, the board must adopt an annual budget, and under Chapter 5312 that budget must include reserves adequate to repair and replace major capital items in the normal course of operations without the need for special assessments, unless owners holding at least a majority of the voting power waive the reserve requirement in writing annually. Chapter 5311 has a parallel requirement for condominiums. Second, associations must keep books, records, and minutes, and owners have the right to examine them.

Will the Seller or Association Hand You the Documents?

Not automatically. Summaries of Ohio law note that neither the Condominium Property Act nor the Planned Community Law requires an association to produce a standard resale packet for a buyer, and neither sets a deadline or fee cap for one. The records right belongs to owners rather than to buyers who are under contract. One HOA law guide also points out that Ohio's standard residential property disclosure form covers a home's physical condition, not HOA dues, rules, or pending litigation.

That means your contract is where you protect yourself. Work with your agent to request the association's documents as soon as you have an accepted offer, and to make sure you have enough time to review them before your inspection or contingency period ends. Ask your agent how your contract handles HOA documents and what happens if they arrive late.

Which Documents Should You Ask For?

A solid request list includes:

• Governing documents: the declaration, bylaws, and rules, which spell out what the association covers, what you must maintain, and what you can and can't do.

• Current budget and financial statements: to see how fees are spent and whether the association is spending more than it takes in.

• Reserve study or reserve balance: to see how much is set aside for roofs, paving, siding, and similar projects.

• Meeting minutes: typically the past 12 to 24 months, since minutes often reveal planned projects, disputes, or fee discussions.

• Special assessment history: any past or currently proposed assessments.

• Insurance information: especially for condos, where the master policy and your own coverage need to fit together.

• Litigation and delinquency information: any pending lawsuits and how many owners are behind on fees.

What Are the Biggest Red Flags?

Reserve waivers top the list. Because Ohio lets owners waive the reserve requirement by a majority vote each year, ask whether the reserves have been waived and for how many consecutive years. A multi-year waiver combined with aging roofs or pavement is a warning sign that a special assessment could be coming. Other flags include very low reserve balances relative to the community's age, frequent or large fee increases, deferred maintenance visible in common areas, and a pending lawsuit.

On the other hand, a well-funded association with a clear reserve study, steady fee history, and transparent minutes is a good sign, even if the monthly fee is higher.

What Does "Maintenance-Free" Actually Include?

It varies widely, so don't assume. Ask exactly who is responsible for each item:

• Lawn mowing, landscaping, and snow removal.

• Roof, siding, gutters, and exterior paint.

• Windows, doors, garage doors, and driveways.

• Irrigation, trees, and shared amenities such as a pool or clubhouse.

• Water, trash, and master insurance, for condos.

Then compare the monthly fee against what you'd otherwise pay for those services and the cost of replacing big items. A higher fee that includes roofs and siding can be cheaper over time than a lower fee that leaves those costs with you.

What Rules Should You Read Before You Fall in Love?

The rules shape daily life as much as the fee does. Look at pet limits, parking and guest rules, exterior modification and color requirements, rental restrictions, and how fines are handled. Review how to attend board meetings and how decisions are made. If something in the rules would bother you, it's far better to learn that before closing than after.

Frequently Asked Questions

Does Ohio require an HOA to give a buyer documents before closing?

Ohio's Condominium Property Act and Planned Community Law do not require an association to produce a standard resale packet for a buyer, so buyers should request documents through the contract and allow time to review them.

What is an HOA reserve fund?

It's money set aside for major repairs and replacements such as roofs and paving. Ohio law says HOA budgets must include adequate reserves to avoid special assessments, unless owners holding a majority of voting power waive the requirement in writing annually.

What is a special assessment?

A one-time charge to owners, beyond regular fees, to cover costs the budget and reserves don't. A history of reserve waivers or underfunded reserves can raise the risk of one.

Which documents should I review before buying in an HOA?

Ask for the declaration, bylaws, and rules, the current budget and financial statements, the reserve study, meeting minutes from the past one to two years, special assessment history, insurance information, and any litigation or delinquency details.

Does maintenance-free mean everything is covered?

No. What's included varies by community, so ask exactly who handles lawn care, snow removal, roofs, siding, windows, and shared amenities, and compare the fee to what you'd otherwise pay.

If you're considering a low-maintenance community and want help building a document review into your purchase timeline, I'm always happy to walk you through it.

This content is provided for informational purposes only and does not constitute legal or financial advice. All real estate services are provided in compliance with Fair Housing laws, RESPA, TCPA, the REALTOR® Code of Ethics, and Ohio Real Estate Commission advertising regulations. Equal Housing Opportunity. Chrisi Hagan, Collins Lassiter Group, Red 1 Realty.