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Condos are often attractive to buyers, not only because they can be in a more favourable price range than single family homes, they can provide easier access to amenities and a low-maintenance lifestyle.
However, these benefits don’t come without a cost. In addition to your mortgage, you’ll need to plan for the maintenance fees, also known as condo fees. This article will look at what condo fees are, when they can be reassessed, and what they mean for your mortgage, specifically related to an apartment-style condominium building.
What are condo fees?
To put it simply, condo fees are monthly contributions made by unit owners to a condo corporation (the organization that runs the condo building). This money is then pooled together and goes toward funding maintenance and general upkeep of the building. Every condo has a condo board, made up of people from the building, who manage the property on behalf of residents and owners. They’re responsible for making decisions in the best interest of all parties.
While every building is different, the most common costs included in the monthly fees are:
- Utilities—A condo corporation may pay some or all of a building’s utilities. For example, it may pay for water and electricity, but not heat.
- The reserve fund—A portion of condo fees will go toward maintaining the building’s reserve fund, which is essentially a sum of money set aside for unexpected repairs. For example, if the roof or boiler in a building needs to be replaced, the condo board can use some of this cash to pay for it. Before you buy into a building, knowing how much money is in its reserve fund can also help you understand the building’s financial health.
- Common area maintenance—Condo fees can also go toward paying for garbage pick up, snow removal, and the upkeep of common spaces in the building or property including hallways, lobbies, elevators, and the grounds around the building or buildings.
- Amenities—The more amenities your condo building has to offer, the higher your condo fees will usually end up being. Pools, reception services, saunas, shared rooftop patios, and parking all add to the cost of your condo fees, while admittedly offering a lot in return.
The size of the condo building can also be a factor in your overall condo fees. A building with 20 units will likely not have the same fees as a building with 200 units, as the required maintenance and utilities will be different.
Do townhomes have condo fees?
Not all townhomes have condo fees—owning a freehold townhome is the same as owning a freehold single family home. That being said, certain townhome communities will have condo fees as well which can cover gardening, fences, garbage pickup, shared amenities, and other general maintenance fees as laid out by the condo board. When looking at homes with your REALTOR®, they’ll tell you whether or not the townhome is a condominium or freehold.
When can your condo board reassess your fees?
When you’re looking at condos for sale, it’s definitely easy to gravitate towards ones with lower condo fees. However, lower fees could come with a catch. If the fees are too low, the condo corporation may not have enough cash flow to pay for larger repairs which, in turn, may lead to a special assessment. Your REALTOR® can help provide a more clear picture of the building’s history as they know the area well. They can also recommend properties with better track records to help make you feel more comfortable with your choice.
A special assessment is a payment unit owners must make to the condo corporation, on top of their regular monthly condo fees and mortgage payment. The terms around special assessments will vary based on provincial legislation, so it’s always important to understand what your board can and cannot do.
As an example, the Condo Authority of Ontario (CAO)—an organization that aims to improve condominium living by providing services and resources for condo owners, residents, and directors—indicates special assessments can occur for various reasons, but the most common include:
- Unforeseen expenses—A major expense may arise unexpectedly, such as the roof needs to be replaced. The CAO says this might happen during a critical year for the reserve fund, which is when the condominium board has depleted its reserve fund to complete major projects. As a result, the remaining balance is too low to cover the unexpected expenses and the special assessment has to be paid.
- Under-budgeting—A special assessment can also be paid if an expense or major repair ends up costing more than expected.
- Losing a lawsuit—Finally, the CAO says unit owners must “bear any judgment against the condominium,” which means if the condominium can’t pay the judgment from the operating fund, the board must turn to a special assessment to cover the costs.
Do condo fees affect your mortgage?
When you’re looking for a condo, it’s always a good idea to double check your monthly spend—mortgage payment, property tax, insurance, utilities, and condo fees—and ensure you can afford everything before applying with your lender.
“When applying for a mortgage or a pre-approval, the lender will most definitely account for condo fees when looking at how much debt they are willing to supply to a client,” he explained. “Condo fees are just one of many factors taken into consideration when determining the amount of debt a lender is willing to supply.”
Furthermore, when it comes to condo fees, Obradovich says they may also have an impact on an owner’s condo insurance.
“Not all condo fees are created equal. Each property may have different costs associated with it. Some condo fees may cover some sort of insurance and the type of home insurance policy you may want to secure may change,” he explained. “Conversely, the home insurance may or may not take into consideration what is provided by the condo or maintenance fees.”
If you’re unsure how to interpret what the condo fees represent, you can request for the condo board to share their status certificate with you. This report contains all the details about the current financial state of the condo maintenance corporation, as well as mention any details of the existing size of their reserve fund and if there are any ongoing lawsuits.
Regardless of whether you’re a first-time home buyer or not, it’s all about asking questions and keeping informed. Your REALTOR® can help navigate condo fees, status certificates, and every other aspect of your condo buying journey.
The information above is for informational purposes only and should not be used as investment or financial advice.