Are you wondering what your Arlington condo fee actually pays for each month? You are not alone. Condo fees can feel confusing, and they matter to your budget and long-term plans. In this guide, you will learn what most Arlington associations include, what they typically leave out, and how to read the documents that reveal the full picture. Let’s dive in.
What condo fees are
Condo fees are regular payments to your association that fund shared expenses, operations, and long-term repairs. They reduce your personal responsibility for common elements like roofs, elevators, and lobbies, but they also create an ongoing carrying cost. In Arlington, fees vary widely by building age, size, amenities, and what utilities are included.
What fees typically cover
Common-area maintenance
- Cleaning and upkeep of lobbies, hallways, and shared spaces
- Repairs to roofs, facades, garages, and shared HVAC systems
- Routine servicing of elevators, fire alarms, and security systems
Grounds and seasonal needs
- Landscaping, tree care, and exterior upkeep
- Snow removal and ice control for sidewalks and drives
Utilities and services
- Electricity, gas, and water for common areas
- Sometimes building-provided utilities for units, such as water, sewer, hot water, or heat, depending on metering
- Trash and recycling collection
Insurance and administration
- Master insurance for the building and common elements
- Liability and directors and officers coverage
- Management fees, accounting, legal, and administrative costs
Amenities and staffing
- Operation and maintenance of gyms, pools, party rooms, and package areas
- Concierge or front desk staffing when provided
Reserve fund contributions
- Regular deposits into reserves for major future work like roof or elevator replacement
What fees usually do not cover
- Individually metered utilities for your unit (electricity, gas, internet, or cable)
- Interior repairs or replacements inside your home (fixtures, appliances, finishes)
- Your personal property and liability insurance (you likely need an HO-6 policy)
- Real estate taxes on your unit
- Your mortgage payment and closing costs
- One-time special assessments that may arise for capital projects
Note the master policy. Some associations insure only the building shell (often called “walls-out”), while others insure interiors and fixtures (“walls-in”). Always confirm coverage and how deductibles are handled in the governing documents.
Arlington factors that affect fees
Building type and amenities
High-rise, full-amenity buildings near Metro corridors like Clarendon, Ballston, Rosslyn, Court House, and Pentagon City often include concierge services, robust amenities, and sometimes unit utilities. Fees in these buildings trend higher. Smaller or older garden-style condos may have lower monthly dues, but you should check reserves and recent projects to understand assessment risk.
Utilities and local services
Arlington’s water and sewer are billed through the county, and some buildings include these in the monthly fee. Central systems such as hot water or heat can be shared, while others are individually metered. The specific setup impacts your total monthly cost.
Climate and upkeep realities
Four distinct seasons mean ongoing budgeting for snow removal, freeze and thaw impacts on facades and pavement, and regular HVAC service. These line items are common in Arlington association budgets.
Permitting and code compliance
Major projects must meet county building, fire, and safety codes and secure permits. This affects the cost and timing of capital improvements that reserves or assessments may fund.
Financing and resale
Lenders often evaluate condo projects for eligibility. Factors like owner-occupancy rates or a history of special assessments can influence loan options. Also, lenders include condo fees in your housing expense, which can affect borrowing power. Understanding the fee helps you plan for qualification and resale.
How to read the fee like a pro
Request these documents
- Current operating budget with line items
- Recent financial statements
- Most recent reserve study and current reserve balance
- Board meeting minutes from the last 6 to 12 months
- Declaration, bylaws, and rules and regulations
- Master insurance certificate and deductible details
- Management contract and fee schedule
- Fee schedules for parking, storage, and any add-on services
- Rental, pet, and alteration rules
- Resale certificate or estoppel letter
- List of planned capital projects and funding plans
- Delinquency reports or the percentage of owners behind on dues
Ask the right questions
- Exactly which utilities and services are included in the fee?
- How often have fees increased in the last 3 to 5 years, and why?
- Are there current or planned special assessments? For what, and when?
- When was the last reserve study, and what is the reserve funding level?
- How are insurance deductibles and uninsured losses allocated?
- What are the rental and occupancy rules?
- What percentage of units are investor-owned or delinquent on dues?
- Is there any ongoing litigation involving the association?
Quick checklist for buyers
- Get the resale or estoppel package early in the process
- Match the promised services to the operating budget
- Review the reserve study and percent funded
- Scan recent minutes for upcoming projects or disputes
- Confirm which utilities are included in your monthly fee
Reserves and special assessments
Reserves fund big-ticket items like roofs, elevators, boilers, paving, and major facade work. If reserves are underfunded, the association may need special assessments or a loan to complete projects. Special assessments can materially change your total cost of ownership. High delinquency rates can also strain the budget and increase the risk of deferred maintenance or fee hikes.
Insurance and your responsibility
The association’s master policy typically covers the structure and common elements. You usually need an HO-6 policy for interior finishes, improvements, personal property, and personal liability. Confirm what the master policy covers and the deductible. Some declarations allocate part of the master policy deductible to unit owners after a covered loss.
Taxes and condos
Condo fees for a primary residence are generally not tax-deductible. If you rent out your unit, you may be able to deduct HOA fees as an expense. For tax decisions, consult a qualified professional.
Tips for Arlington sellers
- Disclose the fee amount and clearly list what it includes
- Order the resale certificate early to avoid delays
- Be ready to discuss reserves, planned projects, and assessment history
- Highlight included utilities, parking, and storage in your listing
- If needed, consider light pre-sale improvements to strengthen presentation
Total monthly cost: do the math
Do not compare fees in isolation. A condo with a higher fee that includes water, sewer, and front desk staffing may cost less overall than a lower-fee building where you pay those items separately. Build a side-by-side list of what each fee covers so you can compare true monthly costs.
Next steps
Every Arlington building is different. If you want help breaking down fees, reserves, and resale packages building by building, reach out for local guidance. When you are ready to buy or sell, connect with Francisco Hoyos for a clear plan and trusted representation.
FAQs
What do Arlington condo fees typically include?
- Common-area maintenance, some utilities, master insurance, management, amenities, trash, and reserves are the most common inclusions.
Are any utilities usually covered by Arlington condo fees?
- Many buildings include water and sewer, and some include hot water or heat, but coverage varies by building and metering.
What is a condo reserve fund in Arlington?
- It is a savings account for major future repairs like roofs and elevators, funded through a portion of your monthly fee.
What is a special assessment in a condo?
- It is a one-time charge to owners when reserves or the operating budget cannot cover a major project or unexpected expense.
Do condo fees affect my mortgage qualification?
- Yes, lenders include the condo fee in your housing expense, which can reduce your borrowing capacity compared with a similar-priced home without fees.
What insurance do I need as a condo owner?
- You typically need an HO-6 policy for interior finishes, personal property, and liability, since the master policy covers common elements and the building shell.
