Thinking about buying a Denver condo and wondering where your HOA fees actually go? You are not alone. HOA dues can feel confusing, especially when prices vary from one building to the next and some include utilities or amenities while others do not. In this guide, you will learn what HOA fees typically cover, what they usually exclude, how to evaluate reserves and assessment risk, and how to match a building’s fee structure to your lifestyle and budget. Let’s dive in.
What HOA fees cover
Most Denver condo HOA dues fund the everyday operation and long-term upkeep of the building and its shared assets. Common inclusions often feature:
- Common-area maintenance: cleaning, painting, hallways, stairwells, lobbies, and landscaping.
- Building systems: elevators, roof, exterior façade, boilers, fire and sprinkler systems, and HVAC in shared spaces.
- Common-area utilities: electricity for hallways and elevators, plus water and sewer where applicable.
- Snow and seasonal services: sidewalk and driveway snow removal is a meaningful cost in Denver winters.
- Trash and recycling: often covered, though details can vary by building.
- Master insurance: association policy for the structure and common elements.
- On-site staffing: concierge, doorman, security, janitorial, and maintenance staff in higher-amenity buildings.
- Amenities: pools, fitness centers, community rooms, garages, and rooftop decks.
- Professional management: management company fees and administrative costs.
- Reserves: regular contributions to savings for future capital repairs and replacements.
Insurance details to check
Master policies vary. Some cover only the building shell, while others include parts of unit interiors. Deductibles can be significant and responsibility for them is defined in governing documents. You will still need an HO-6 condo policy for your personal property, interior finishes, and personal liability.
What fees do not cover
Owners are usually responsible for:
- Interior unit repairs and finishes such as flooring, appliances, and cabinetry.
- Utilities billed to the unit like electricity, gas, internet, and cable unless the HOA includes them.
- Personal condo insurance (HO-6) and your unit’s property taxes.
- Special assessments when reserves come up short.
- Parking or storage fees when they are not included with the unit.
How building type changes dues
Two condos on the same block can have very different fees. In Denver, building age, amenities, and complexity make a big difference.
Downtown high-rise basics
Downtown and nearby areas such as LoDo and the Golden Triangle often feature high-rises with elevators, structured parking, concierge or security, and amenities like pools and fitness centers. These features raise baseline costs for staffing, utilities, and maintenance, which you will see reflected in monthly dues.
Older mid-rise insights
Capitol Hill and Cheesman Park include many older mid-rise or historic conversion buildings. They may have fewer amenities, which can keep fees moderate, but older roofs, boilers, plumbing, or façades can add long-term maintenance needs. Review reserves closely to understand how these future projects are funded.
Small walk-up realities
Smaller boutique or walk-up buildings, common in parts of Capitol Hill, sometimes have lower monthly dues. They may lack economies of scale, though, and can carry smaller reserve balances. That can increase the risk of special assessments when big projects come due.
Reserves and assessments
Strong reserves help avoid surprise assessments. Here is how to evaluate the financial picture.
Why reserves matter
Reserves are the HOA’s savings for predictable capital repairs like roofs, elevators, and boilers. A current reserve study projects what the building will need and when. Healthy contributions to reserves reduce the chance of sudden assessments when major work arises.
What to review
Request and read:
- The current budget and most recent reserve study or analysis.
- The current reserve balance and a summary of recent and upcoming capital projects.
- Meeting minutes from the last 12 months for discussions of big-ticket items.
Red flags to note
- Low reserve balances for the building’s age and systems.
- No recent reserve study or one that is several years old.
- Frequent or large special assessments in recent years.
- Operating budgets that rely on one-time income or transfers from reserves to cover routine costs.
- High owner delinquency rates.
- Major projects on the horizon without a funding plan.
How assessments happen
Associations levy special assessments when regular income plus reserves cannot cover a necessary repair or replacement. Governing documents define who approves them and how. Always ask whether any assessments are pending or planned, and confirm details in recent minutes.
Buyer review steps
- Request the reserve balance, most recent reserve study, a 12 to 24 month capital plan, and recent meeting minutes.
- Check whether budgeted reserve contributions align with the timing and cost of upcoming projects.
- If reserves look thin, ask for the board’s plan to increase contributions or phase projects, and whether assessments are anticipated.
Documents and questions checklist
Before you buy, request these documents and ask these questions so you know exactly what you are committing to.
Essential documents
- Resale certificate or estoppel letter with current dues and assessments.
- Current budget and last year’s actuals.
- Most recent reserve study or analysis and the reserve balance sheet.
- Financial statements for the past 2 to 3 years and any auditor reports.
- Board and membership meeting minutes for the last 12 to 24 months.
- Bylaws, declaration or CC&Rs, rules, and architectural guidelines.
- Certificate of insurance or master policy summary with deductible details.
- Management contract and management company info if applicable.
- Disclosures of pending litigation or code issues.
- Owner delinquency information and records of recent capital projects.
Smart questions
- What exactly does the monthly fee include? List utilities and services.
- Is parking included or is there a separate fee? How is guest parking handled?
- What is the current reserve balance and when was the last reserve study completed?
- Any special assessments in the last 5 years? Any planned now?
- How often have dues increased and what is the board’s policy?
- Who manages the building and what are management costs?
- What major projects are coming and how will they be funded?
- What does the master insurance policy cover and what is the deductible? Who pays deductibles for unit-originated damage?
- Are there rental restrictions, pet rules, or short-term rental limits?
- What percentage of units are owner-occupied versus rented?
Estimate total monthly cost
Build a clear budget so there are no surprises after closing.
- Mortgage principal and interest
- Property tax divided by 12
- HOA dues
- HO-6 condo insurance
- Utilities not included in dues (electric, gas, internet)
- Parking fee if separate
- A cushion for unexpected building costs or assessment risk
Match fees to lifestyle
Different buildings suit different priorities.
- Low-fee buildings: Minimal amenities can lower monthly costs. Review reserves to understand capital risk for older systems.
- Higher-fee buildings: Concierge services, parking, and amenities add convenience and time savings. Expect higher dues and more staff and utility costs.
- Investors: Confirm rental policies, minimum lease terms, and any registration or short-term rental rules that affect income and resale.
Local considerations
- Snow removal: Confirm whether sidewalks and driveways are covered, especially in Denver winter months.
- Building envelope: Older Capitol Hill and Cheesman Park buildings may need masonry or façade work.
- Elevators and mechanicals: Downtown high-rises often plan for elevator and HVAC system upgrades.
- Parking: Assigned parking is common downtown, but extra stalls can carry additional fees and affect the budget.
Negotiation and buying tips
- Obtain the resale certificate and review budget and reserves early.
- Include a contingency to approve HOA documents and financial condition.
- If a special assessment is disclosed, ask the seller to cover it or negotiate a credit.
- Check with your lender about project underwriting rules tied to owner-occupancy, litigation, and HOA finances.
Common red flags
- No recent reserve study or reserves that look thin for the building’s age.
- Multiple recent special assessments or a large assessment in the past few years.
- Operating budgets that tap reserves for routine expenses.
- Major projects planned with no clear funding path.
- High delinquency rates or active litigation.
Next steps and help
If you are weighing a condo in Downtown Denver, Capitol Hill, Cheesman Park, or nearby neighborhoods, a focused HOA review can save you money and stress later. Confirm what your dues include, evaluate reserves and upcoming projects, and make sure the fee structure fits your lifestyle.
If you want a second set of eyes on budgets, reserve studies, and assessment history, our team is here to help. With 900-plus successful transactions across Denver and a transparent, education-first approach, we will guide you through the documents and help you negotiate with confidence. Ready to move forward? Work with the Kissel Group.
FAQs
What do HOA fees usually cover in Denver condos?
- Common maintenance, building systems and utilities for shared areas, snow removal, trash, master insurance, amenities, management, and reserve contributions.
How can I tell if reserves are healthy in a condo HOA?
- Review the latest reserve study, current reserve balance, capital project plans, and meeting minutes for any signs of upcoming work or funding gaps.
Do HOA fees include my personal condo insurance?
- No. Master policies cover the structure and common elements. You typically need an HO-6 policy for interior finishes, personal property, and liability.
Why do downtown high-rise condo dues cost more?
- Elevators, structured parking, concierge or security, and amenities increase staffing, utility, and maintenance costs, which raises monthly dues.
What documents should I read before buying a Denver condo?
- Resale certificate, budget and financials, reserve study and balance, minutes, governing documents, insurance summary, management agreement, and litigation disclosures.
How do special assessments work in condo HOAs?
- Associations levy assessments when regular income and reserves are not enough to fund required repairs. Approval rules are set by governing documents.
