HOA vs Condo Association: Wellington Buyer Guide

Trying to decide between a home in an HOA or a condo in Wellington? You are not alone. The right choice can shape your monthly costs, how much maintenance you handle, and what rules you live by. In this guide, you will learn the key differences, what dues cover, the risks to watch, and a simple checklist to use before you make an offer. Let’s dive in.

HOA vs condo in Florida: the basics

Buying a condo means you own your unit plus a shared interest in the common elements. Condominiums in Florida are governed by Florida Statutes Chapter 718 on condominiums. Buying in a homeowners association usually means you own the home and lot, and the association manages shared areas; HOAs are governed by Florida Statutes Chapter 720 on homeowners’ associations.

In practice, condo associations often maintain the building exterior and structural systems. HOAs usually maintain the entry, landscaping, amenities, and private roads if any, while you maintain your home’s exterior unless documents say otherwise. Both are run by elected boards that enforce recorded documents like the declaration, bylaws, and rules.

For resales, both condos and HOAs provide documents and certain disclosures. You should review the declaration, bylaws, rules, budget, reserve study, recent minutes, insurance, and any assessments or litigation before you close. The Florida Department of Business and Professional Regulation (DBPR) publishes helpful overviews, including DBPR consumer guides for condominiums.

What dues usually cover

Association dues fund the community’s operations. Typical line items include:

• Common-area maintenance and landscaping
• Amenities like pools, clubhouses, fitness centers, tennis or equestrian facilities
• Exterior building maintenance in many condos and some townhome or “community-maintained” HOA neighborhoods
• Insurance on common elements and, in condos, the building exterior as defined by the documents
• Utilities for common areas, such as irrigation and lighting
• Management, accounting, legal, and admin costs
• Reserve contributions for future capital repairs

Items that are often not covered include your interior utilities, interior finishes and repairs, and personal insurance. Many HOA homeowners also handle their roof, exterior paint, driveway, and yard unless the documents state the association maintains those items. Always verify in writing.

Insurance basics in Wellington

Condo associations carry master insurance on common elements and usually the building shell, while unit owners carry HO-6 policies for interiors, personal property, and loss assessment coverage. In HOAs, the association typically insures common areas and amenities, and you insure your home’s structure and interiors. Confirm coverage limits and deductibles, especially hurricane deductibles, which can be a percentage of insured value in Florida. High deductibles can lead to special assessments after a storm. The DBPR and Community Associations Institute offer helpful primers, including the CAI overview of reserve studies that ties into long-term funding and risk.

Maintenance, reserves, and assessments

In condos, the association usually maintains structural elements, exterior walls and roofs, shared systems like elevators, and common corridors. You maintain the interior of your unit and any limited common elements if your documents define them. In HOAs, the association typically maintains the common areas, gates, entry features, and landscaping, while you handle your home’s exterior and yard unless documents say otherwise.

Healthy reserve funding is critical. Reserves are the savings for major repairs and replacements like roofs and paving. Ask for the most recent reserve study, current reserve balances, and the budget’s reserve line items. If reserves are low for the community’s age and assets, there is higher risk of special assessments.

Special assessments are one-time charges to cover big costs when operating funds and reserves are not enough. In Palm Beach County, storms can trigger large deductible obligations under association policies, which may be spread to owners through assessments. Review whether the association has a history of frequent or large assessments and how insurance deductibles are handled.

Rules and approvals you should check

Wellington communities use rules to protect property values and community standards. Before you buy, confirm the following:

• Architectural review. Most associations require written approval for exterior paint, roofs, fences, landscaping, or structural changes. Condos may also require approval for interior work that affects building systems.
• Rental and occupancy rules. Many communities limit short-term rentals, set minimum lease terms, or place investor caps. New owners may face waiting periods before renting.
• Pet policies. Size, breed, and number limits vary by community. Read the rules closely.
• Equestrian and livestock. Some neighborhoods allow horse keeping, while many do not. Check both municipal zoning and association rules. Start with the Village of Wellington official website for local resources.

Wellington-specific factors

Wellington offers single-family HOA neighborhoods, gated golf or country-club settings, equestrian properties, townhomes, and low- to mid-rise condos. In general, townhomes and condos carry higher dues because more exterior maintenance and shared systems are covered. Single-family HOA dues are often lower but you take on more exterior responsibilities.

Hurricane season and localized flood risk are part of ownership in Palm Beach County. Flood zones vary across Wellington. Check your parcel’s status using the FEMA Flood Map Service Center and review local guidance from Palm Beach County flood hazard resources. Insurance costs and association deductibles can vary widely based on location and building type.

Recent changes in Florida have also emphasized building safety and transparency for certain building types. Ask whether a condo building has completed recent structural inspections or is subject to any local inspection programs.

Which fits your lifestyle and budget?

• You want low exterior maintenance and are comfortable with higher dues. Consider a condo or townhome where more exterior items are the association’s responsibility.
• You want a yard, more control over your exterior, and possibly room for pets or horses. Look at single-family homes in HOAs and confirm pet or equestrian rules.
• You plan to rent for seasonal income. Verify rental restrictions, lease minimums, investor caps, and any owner-occupancy requirements before you buy.

Buyer due diligence checklist

Request these documents during your inspection and review window. Read them closely and ask questions about any line item you do not understand.

• Governing documents: Declaration or CC&Rs, Articles, Bylaws, Rules, and all amendments
• Current budget and latest financial statements
• Most recent reserve study and current reserve balances
• Board and membership meeting minutes for the past 12 to 24 months
• Association insurance declarations, including coverage limits and hurricane deductibles
• List of current and recent special assessments, plus any approved or pending assessments
• Any pending or recent litigation and the status or cost estimates
• Management contract and contact details for the manager or management company
• Delinquency rate or summary of past-due accounts if available
• Rental policy, pet policy, and architectural review procedures and forms
• Estoppel or resale certificate policy and fees
• Any recent structural or building-safety inspection reports

Field checks you can do:

• Walk the community and look for deferred maintenance, such as peeling paint, roof wear, paving issues, or pool problems
• Tour amenities and common areas to gauge upkeep
• Talk with a few residents about board responsiveness, rule enforcement, and assessment history

Red flags to watch:

• Low reserves compared with the reserve study or the age of major components
• Frequent or large special assessments in the past few years
• Ongoing expensive litigation or construction defect claims
• High delinquency rates and cash flow pressure
• Insurance with very high hurricane deductibles and limited supplemental coverage
• Vague documents or delays in providing requested records
• Rapid board turnover or communication gaps from management

Total cost of ownership

Look beyond the mortgage. Add dues, homeowners or condo insurance, flood insurance if required, property taxes, utilities, and routine maintenance. In condos, you may pay more each month to have large exterior items covered. In HOAs, dues may be lower but you might be responsible for your roof, paint, and yard. The right choice balances your desired maintenance level, amenity use, and risk tolerance.

How to decide with confidence

Start with your lifestyle and timeline. Then match that to the community’s rules, financial strength, and maintenance model. The legal label matters, but the documents and numbers of a specific community matter more. When you find a home you love, use the checklist above, review the documents with your insurance agent, and ask direct questions about reserves, deductibles, and assessment history. You will feel more confident and better protected when you close.

Ready for a local, hands-on guide to compare Wellington communities and dig into the details? Work with someone who knows the documents, dues, and risks that matter most. Reach out to Roger Plevin to schedule a personalized market consultation.

FAQs

What is the main difference between an HOA and a condo association in Florida?

• In condos, you own your unit and share the common elements, and the association usually maintains the building exterior and systems; in HOAs, you own the home and lot, the association manages shared areas, and you often maintain your exterior. See Florida Statutes Chapter 718 and Chapter 720.

What do HOA or condo dues typically cover in Wellington?

• Common areas, amenities, insurance on shared elements, management, utilities for common spaces, and reserves; condos often include exterior building upkeep, while many HOAs leave exterior home maintenance to owners. Verify in the budget and documents.

How do reserves and special assessments affect me as a buyer?

• Strong reserves reduce your risk of surprise assessments for big repairs; low reserves or high hurricane deductibles can lead to special assessments after major events. Ask for the reserve study, balances, and insurance deductibles.

What should I check about rental and pet rules before I buy?

• Confirm minimum lease terms, any waiting period for new owners to rent, investor caps, and pet limits by size or number. These rules vary by community and can affect your plans.

How do I evaluate flood and storm risk in Wellington?

• Look up the property on the FEMA Flood Map Service Center, review Palm Beach County flood hazard resources, and ask the association about recent claims and hurricane deductibles on its insurance.