Are you comparing a high-rise condo in Rosslyn to a townhome in Clarendon and wondering which association model fits you better? You are not alone. In Arlington, the difference between a homeowners association and a condominium association can affect your monthly costs, financing, insurance, and day-to-day living. In this guide, you will learn how each is structured under Virginia law, what typical dues cover, how rules may affect your plans, and exactly what to review before you write an offer. Let’s dive in.
HOA vs. condo in Virginia
Understanding the legal foundation helps you predict costs and responsibilities.
What you own
- Condominium: You own your defined unit, usually the interior space, and a fractional share of the common elements, such as hallways, roofs, exterior walls, land, elevators, and building systems. This structure is created by a condo declaration under the Virginia Condominium Act.
- HOA townhome or subdivision: You typically own the land and the dwelling in fee simple, and you share ownership or use rights to community common areas. Rules live in recorded covenants, conditions, and restrictions along with bylaws and community guidelines.
In Arlington, this often plays out as apartment-style condos in Rosslyn, Courthouse, Pentagon City, and Crystal City, while HOA-governed townhomes cluster in neighborhoods like Clarendon, Ballston, Lyon Village, Cherrydale, and Aurora Hills. Do not assume a townhouse is always in an HOA or that an HOA always means you own the exterior. The recorded declaration determines how the property is owned and maintained.
Who maintains and insures
- Condominium associations generally maintain exteriors, roofs, structural elements, and common systems. You carry an HO-6 policy for your interior finishes, personal property, and liability. The association carries a master policy that covers the building’s structure and shared areas.
- HOAs vary. Many cover landscaping, private streets, stormwater facilities, and shared amenities. Some HOA communities also manage exterior painting or even roof replacements, while others make owners responsible for all exterior elements. In an HOA setting where you own the structure, you usually carry a broader HO-3 dwelling policy.
Always verify the exact responsibilities by reviewing the declaration, budget, and insurance certificates before you commit.
What dues usually cover
Coverage varies by building and community. Use these lists as a starting point, then confirm with current budgets and master insurance documents.
Condo dues often include
- Building exterior and structural maintenance
- Elevators, lobbies, corridors, and common HVAC
- Heat, hot water, or central AC when the building provides them
- Trash and recycling for the building
- Water and sewer if paid in bulk
- Security or concierge staffing in higher-service buildings
- Amenities like a gym, pool, or party room
- Master insurance for structural and common elements
- Janitorial and concierge services for shared spaces
- Reserves for major repairs such as roofs and elevators
- Management and administrative costs
Condo dues typically do not cover your interior finishes or personal property. Separately metered utilities are usually your responsibility unless the building uses bulk billing.
HOA dues often include
- Landscaping, tree care, and irrigation for common areas
- Snow removal on private roads and shared driveways
- Street lighting on private streets and mailbox clusters
- Community amenities like pools, playgrounds, or clubhouses
- Exterior painting or shared fencing if the HOA controls exteriors
- Stormwater facilities, private sidewalks, and common spaces
- Trash and recycling if the HOA contracts for bulk service
- Insurance for common areas, not necessarily individual homes
HOA dues typically do not cover your interior maintenance and may not cover exterior structural components if those are the owner’s responsibility. Property taxes and individually metered utilities are always separate.
Reserves and special assessments
Both condos and HOAs can levy special assessments for capital projects such as roof replacements or parking deck repairs. Well-run associations conduct reserve studies and set aside funds for predictable future needs. Thin reserves increase the risk of surprise assessments that can raise your monthly costs.
Rules and lifestyle impacts
Association rules shape daily living and long-term plans. Review them early so you are not surprised after closing.
Rentals and short-term rentals
Many condominiums set minimum lease terms, rental caps, or owner-occupancy targets. Lenders may review investor ratios and delinquency rates when qualifying loans. HOAs may also regulate rentals and short-term rentals, but detached home communities often have fewer caps. If renting or house hacking is part of your plan, confirm the project’s rental policy.
Pets, renovations, and parking
- Pets: Both condos and HOAs can limit the number, size, or breed of pets. High-rises may add elevator protocols and designated relief areas.
- Renovations: Condos commonly require approvals for any work that affects building systems or common elements. HOAs tend to focus approvals on exterior changes or landscaping.
- Parking: Expect rules for assigned spaces, guest parking permits, and towing policies. Some condo buildings include secure garage parking with specific restrictions.
Enforcement and compliance
Associations can levy fines, suspend amenity use, and place liens for unpaid assessments under Virginia procedures. Healthy associations pair clear rules with transparent enforcement and consistent communication.
Financing, insurance, and taxes
These practical details can decide which option fits your budget and timeline.
- Financing: Lenders review project-level factors for condos, including owner-occupancy, delinquency rates, budget sufficiency, reserve funding, and pending litigation. FHA and VA buyers often need the project to meet program eligibility. Many HOA townhomes are underwritten like single-family homes, but lenders include HOA dues in your debt-to-income ratio either way.
- Insurance: Condo owners typically carry an HO-6 policy for interior finishes, personal property, and liability. HOA townhome owners usually carry an HO-3 dwelling policy because they own more of the structure. Always check the association’s master policy type, coverage limits, and deductibles. Large deductibles can shift costs to you.
- Taxes: You pay Arlington County property taxes directly. Association dues are not mortgage interest and are generally not tax deductible. Special assessments are usually not deductible either. For edge cases, ask a tax professional.
How to vet before you offer
You can avoid many headaches by front-loading document review. In Arlington’s fast market, ask for documents early and build time for analysis into your offer.
Documents to request
- Declaration or CC&Rs and the condominium bylaws, rules, and regulations
- Current and most recent annual budgets and financial statements
- Reserve study or documentation of reserves
- Master insurance declarations page with coverage limits and deductibles
- Board meeting minutes for the last 6 to 12 months and any special meetings
- Resale or estoppel certificate showing dues, fees, and owner standing
- List of any pending litigation or judgments involving the association
- Management contract and the manager’s contact information
- Policies on rentals, short-term rentals, pets, and architectural approvals
- Owner-occupancy percentage and investor unit count
- Any recent special assessments or deferred maintenance notes
- Parking and storage documentation
- Voting structure and board composition
Red flags to watch
- Low or no reserves with big capital needs identified in minutes
- Recent or frequent special assessments
- High delinquency in dues or a single entity owning many units
- Pending litigation tied to construction defects or governance disputes
- Inadequate master insurance or unusually large deductibles
- Rules that conflict with your plans, such as strict rental caps
- Frequent management turnover or inconsistent financial reporting
Steps to protect your offer
- Ask the seller for the resale or estoppel package and budget docs early. Make this a standard contingency.
- Include a contingency to review association documents and cancel if they are not acceptable.
- Confirm with your lender that the condo or project meets your loan program’s requirements. Start this conversation before you submit an offer.
- If documents indicate complex issues or litigation, consult a real estate attorney for guidance on risks and timelines.
Arlington context and examples
Arlington offers a wide selection of high-rise condos and townhome communities near Metro lines and major job centers. High-rise buildings in Rosslyn, Courthouse, Pentagon City, and Crystal City often bundle services such as water, trash, building insurance, common HVAC, concierge service, and amenities. Your dues may be higher compared to a townhome, but some variable costs can be lower because of included utilities and services.
Townhome HOAs in Clarendon, Ballston, Lyon Village, Cherrydale, and Aurora Hills often focus on shared infrastructure such as landscaping, private streets, and stormwater facilities. Dues may be lower, and you may have more space and privacy, but you could be responsible for roof, siding, and other exterior elements. That means planning for larger, less frequent maintenance expenses.
The bottom line is fit. If you value bundled services, controlled building systems, and amenities under one roof, a condo association may suit you. If you prefer fee simple ownership and control over a home’s exterior, with a focus on community maintenance rather than building systems, an HOA townhome might be the better match. In either case, the recorded documents and current budget tell the real story.
Choosing with confidence
Your best decision will balance lifestyle, predictability of costs, and financing options. Focus on three things:
- Ownership and responsibility: Clarify exactly what you own and maintain.
- Monthly and long-term costs: Compare dues, reserves, and likely capital projects to your horizon.
- Rules and flexibility: Make sure rental and renovation policies fit your plans and loan needs.
If you would like help requesting documents, understanding budgets and reserves, and coordinating with your lender and title company, our team is here for you. Reach out to Capitol Z Homes for local guidance tailored to your goals.
FAQs
What is the key difference between an HOA and a condo association in Virginia?
- Condo owners hold title to the interior unit plus a share of common elements, while HOA owners usually own the land and dwelling with shared obligations to community areas.
What do condo fees typically cover in Arlington high-rises?
- They often include exterior and structural maintenance, common systems, bulk utilities like water, master insurance, amenities, and reserves for major repairs.
How do HOA townhome dues in Arlington handle exterior maintenance?
- Many HOAs focus on landscaping and shared infrastructure, but exterior coverage varies by declaration, so verify whether roofs and siding are owner or HOA responsibility.
Can rental caps in an Arlington condo affect my financing?
- Yes. Lenders review rental ratios, delinquency, reserves, and litigation for condo projects, and strict rental caps can influence program eligibility for some loans.
What insurance should I carry for a condo versus a townhome in Arlington?
- Condo owners typically need an HO-6 policy for interior finishes and personal property, while townhome owners usually need an HO-3 dwelling policy because they own exterior elements.
Which documents should I review before writing an offer in a condo or HOA community?
- Ask for the declaration, bylaws, rules, budgets and financials, reserve study, master insurance, board minutes, resale or estoppel certificate, litigation list, and parking and storage records.
