Trying to decide between a single-family home in an HOA and a condo unit in Boca Raton? You are not alone. The choice affects your day-to-day living, how much maintenance you handle, your insurance costs, and how decisions get made about your building or neighborhood. In this guide, you will learn how HOAs and condo associations work in Florida, what they cover, what they cost, and how to match the right option to your lifestyle and budget. Let’s dive in.
Ownership and legal basics
Condo ownership in Florida
In a condominium, you own your unit and share ownership of the common elements. The association typically owns and maintains the building’s structure, roof, exterior walls, elevators, corridors, and grounds. Florida’s Condominium Act (Chapter 718) sets baseline rules, while each building’s declaration and bylaws add specifics that shape daily life.
HOA ownership differences
In an HOA, you usually own the land and the entire home on your lot. The association owns the community’s common areas, like gates, private roads it controls, and amenities. Florida’s Homeowners’ Association Act (Chapter 720) applies, but the community’s recorded covenants and rules set the details that matter for you.
What this means for you
- With a condo, many big-ticket items are handled collectively. You pay for that through dues and any special assessments.
- With an HOA home, you control your structure and most exterior work. You may pay lower dues, but you take on more maintenance, replacement decisions, and contractor coordination.
Maintenance and day-to-day
Who fixes what
- Condo associations typically handle the building exterior, roof, structural elements, elevators, common-area HVAC, exterior painting, landscaping, and building insurance for common elements. You maintain interior finishes and personal property inside the unit.
- In an HOA, you usually maintain the roof, exterior, driveway, and landscaping within your lot. The HOA maintains shared streets it owns, gates, and community amenities. Some Boca communities include lawn service, roof care, or exterior painting in dues. Always confirm the exact services in the governing documents.
Lifestyle tradeoffs
- Condos often mean lower personal maintenance, which can suit seasonal living. On-site staff and bundled services add convenience.
- HOA homes offer more privacy, yard space, and control, which many move-up buyers prefer. They also bring more hands-on upkeep.
- Noise can differ. Condos have shared walls or floors. Single-family homes typically provide more separation.
Storm readiness in Boca
Boca Raton sits in a hurricane-prone area. Many condo buildings coordinate storm preparation and building protection. In single-family HOAs, you handle prep for your own home and yard. Think about storage for shutters, impact windows, and the time required before and after a storm.
Governance and rules
Boards and approvals
Both HOAs and condos are run by an elected board. The board creates budgets, sets rules, levies assessments, and approves projects. Many Boca associations use professional management for daily operations.
Renovations and design
- Condos often require board approval for interior renovations that touch plumbing, electrical, flooring, windows, balconies, or anything that affects building systems or the exterior. Licensed contractors or approved vendors may be required.
- HOAs commonly require approval for exterior changes like paint color, additions, driveways, fencing, and landscaping through an architectural review committee. Interior work usually stays in your control unless it affects the exterior or lot lines.
Use rules to review
Rules vary by community. Common items include:
- Rental restrictions, including minimum lease terms and caps on the number of rental units
- Pet policies, such as size and number
- Parking and vehicle restrictions
- Noise and use of common amenities If you plan to rent seasonally or explore short-term rentals, read the leasing rules closely.
Money matters
Dues and what they cover
Association dues fund maintenance, management, utilities for common areas, amenities, insurance, and reserves. Condo dues are often higher than HOA dues because they cover major building systems and the exterior. HOA dues can be lower, but homeowners carry more direct costs, like roof replacement.
Reserves and inspections
Both community types should plan for capital replacements through reserves. Florida requires budget planning, and members may have limited ability to waive certain reserves depending on the type and current laws. Since the 2021 Surfside collapse, there is greater focus on structural inspections and proper reserve funding for condominium buildings. Larger condos face periodic inspections and may need significant capital for any required repairs. Lenders and buyers often ask for recent reports and reserve evidence.
Special assessments
Either type of association can levy special assessments for unplanned repairs or big projects. Because condo buildings share major systems, assessments can be larger if structural or roof work is needed. Review the history of dues increases and special assessments to gauge financial health.
Insurance differences
- Condos usually carry a master policy for common elements and sometimes structural components. Unit owners buy an HO-6 policy for interior improvements, contents, and liability. Ask about hurricane and windstorm deductibles and how they are shared.
- In HOAs, the association typically insures only the common areas. Owners carry the primary policy for the home itself, including wind and hurricane coverage.
- The broader Florida insurance market has seen higher premiums and shifting deductibles. Some associations adopt higher deductibles, which can increase the risk of special assessments after a major claim.
Boca market factors
Coastal buildings and services
Boca Raton has many condos along the coast and Intracoastal. These buildings often include elevators, covered parking or valet, on-site management, and building services that appeal to seasonal residents. Services are convenient but contribute to dues.
Seasonal living and rentals
Seasonal living is common in Palm Beach County. If you expect to rent the property part-time, review rental terms, minimum lease lengths, and any caps on total rentals in the building or community. Confirm whether short-term rental platforms are allowed or restricted.
Lending and insurance context
In coastal areas, flood insurance may be required by lenders. Association reserves, inspection history, and pending capital projects can affect mortgage approvals and timelines. You should factor insurance premiums and deductibles into your monthly budget, whether you choose a condo or an HOA home.
Buyer checklist
Request these items before you finalize a deal. Many buyers review them during the inspection period.
- Governing documents: Declaration or CC&Rs, Bylaws, Articles, and Rules
- Current budget and the past 2 to 3 years of budgets and financial statements
- The most recent reserve study and schedules for capital projects
- Board meeting minutes from the last 6 to 12 months and any summary of pending litigation
- Association insurance policies and recent premium history; clarify owner obligations
- A schedule of assessments, current dues, any unpaid special assessments, and historical increases
- Estoppel letter requirements and fees
- Management contract and key service contracts, such as landscaping, pool care, and elevator maintenance
- Recent engineering or structural reports for larger condo buildings and any recertification or code items
- Rules on rentals, pets, parking, and use restrictions
- Records of recent reserve withdrawals and capital improvement invoices
Red flags to watch for
- Low or no reserves combined with visible deferred maintenance
- Repeated special assessments or recent steep dues increases
- Pending litigation that could result in liabilities or delays
- Large insurance deductibles and a history of uncovered losses
- Limited records access, frequent vendor turnover, or concentrated control by a few owners
Match the property to your lifestyle
If you want space and control
A single-family home in an HOA can be a strong fit if you want a yard, privacy, and decision-making power over your home. You will handle exterior care, and you will need a plan for larger expenses like roof replacement. Many move-up buyers enjoy the freedom to customize within HOA guidelines.
If you want low-maintenance living
A condominium often suits seasonal residents and lock-and-leave lifestyles. Building staff, coordinated maintenance, and shared amenities reduce personal upkeep. You will trade some control for predictability, and you should budget for association dues and potential assessments tied to building systems.
Next steps
Your best choice comes down to how you want to live, the services you value, and how you prefer to manage risk and cost. Review the documents, ask for reserve and inspection reports, and model your total monthly cost, including insurance and any planned projects. If you want a home that fits your needs in Boca Raton, we can help you compare specific buildings and neighborhoods, set up private tours, and coordinate the right experts during due diligence.
Ready to explore? Connect with The Simpkin Team for a private consultation tailored to your goals in Boca Raton.
FAQs
What is the key difference between HOAs and condo associations in Boca Raton?
- In condos, you own your unit and share the building’s structure and systems; in HOAs, you own the home and lot, and the association oversees common areas.
How do condo reserves and inspections affect costs in Boca Raton?
- Post-Surfside, structural inspections and stronger reserve planning can raise dues or lead to special assessments in some buildings, so review reports and budgets closely.
What insurance do I need for a Boca Raton condo versus an HOA home?
- Condo owners typically carry an HO-6 policy for interiors and contents, while the association insures common elements; HOA homeowners insure the full structure and contents.
Are short-term rentals allowed in Boca Raton condos and HOAs?
- It depends on the community; check minimum lease terms, rental caps, and any short-term platform restrictions before you buy.
What approvals do I need for renovations under a Boca Raton condo or HOA?
- Condos usually require approvals for interior work that affects building systems or windows, while HOAs focus on exterior changes through an architectural review process.
How can I evaluate special assessment risk before buying in Boca Raton?
- Review reserve studies, recent engineering reports, board minutes, history of assessments, and planned capital projects to gauge potential near-term costs.
