5 Questions to Ask Before Buying Into Any South Florida HOA — A Realtor's Honest Checklist Meta Description:

5 Questions to Ask Before Buying Into Any South Florida HOA

The honest checklist every buyer needs · Sandra Alonso · Brown Harris Stevens

My video about HOA fees in South Florida has been resonating with a lot of people this week — and the response tells me that buyers and homeowners are hungry for honest straightforward information about HOA communities.

So today I want to give you something practical and actionable. Before you make an offer on any HOA property in South Florida — here are the five questions you absolutely must ask. Write them down. Bring them to every showing. Do not close without the answers.

1️⃣ What is the current reserve fund balance — and what percentage funded is it?

This is the single most important question you can ask about any HOA. The reserve fund is the money set aside for future major repairs — roofs, elevators, parking, pools. A well funded reserve means those costs are covered. An underfunded reserve means a special assessment bill is coming — and it will be yours the moment you close. Ask for the most recent reserve study. Compare the recommended funding level to the actual balance. If it is below 70 percent funded — ask hard questions about how the gap will be closed and what that means for your fees.

2️⃣ Are there any pending or approved special assessments?

A special assessment is a one time charge above your regular HOA fee — used to cover unexpected major expenses or to make up for an underfunded reserve. Here is the critical part most buyers miss: if a special assessment has already been approved by the board — even if it has not been collected yet — it becomes YOUR obligation the moment you close. Always ask specifically about pending AND recently approved assessments. Get it in writing from the HOA before closing.

3️⃣ What is the current delinquency rate?

The delinquency rate tells you what percentage of homeowners are behind on their HOA fees. A healthy HOA typically has a delinquency rate below 5 percent. Above 15 percent is a serious red flag — it means the HOA is collecting significantly less than it budgeted for, which leads to reduced services, deferred maintenance, or fee increases to compensate. Your lender may also care about this number — some loan programs will not approve financing for condos with high delinquency rates.

4️⃣ Is the HOA currently involved in any litigation?

An HOA in an active lawsuit — whether suing or being sued — is spending reserve funds on legal fees. This is not automatically a dealbreaker but it is always important information. Ask specifically: is the HOA currently a party in any litigation? What is the nature of the lawsuit? What is the estimated cost and timeline? A dispute with a contractor over a repair is very different from a class action lawsuit brought by homeowners against the board. Know what you are buying into.

5️⃣ What do the CC&Rs actually say about how I can use my property?

The CC&Rs — Covenants, Conditions and Restrictions — are the governing rules of the HOA. And in South Florida some of these rules will genuinely affect your daily life in ways you might not expect. Rental restrictions that limit your ability to lease the property. Pet restrictions on breed or size. Parking rules that affect where your guests can park. Renovation approval processes that require board sign off before you can paint your front door. Read the CC&Rs before you fall in love with the property. Not after.

⚠️ The golden rule: Any HOA that cannot or will not provide clear answers to these five questions before closing is an HOA you should think very carefully about buying into.

A well run HOA will answer every one of these questions immediately and with confidence. That transparency is itself a sign that you are dealing with a community that takes its financial and governance responsibilities seriously.

I published a complete guide to HOA fees in South Florida last week — covering everything from what fees actually cover to the full range of red flags every buyer should know. Visit www.homesbysandraalonso.com to read it.

And if you are currently considering a property in an HOA community — I would love to walk you through every document and every question before you make a decision. Because this information should never be a surprise after closing.



Sandra Alonso · Brown Harris Stevens · 305-613-3376 · www.homesbysandraalonso.com

Sandra Alonso | Brown Harris Stevens | Coral Gables · Palmetto Bay · Cutler Bay · Pinecrest · South Miami