Buying a condo in Bellevue comes with a key line item that shapes your monthly budget: HOA dues. You might be wondering why fees vary so much from one building to another or how to gauge whether dues are fair. If you want clarity before you make an offer, you are in the right place. In this guide, you will learn what HOA fees cover, why they differ across Bellevue, and how to review documents so you can buy with confidence. Let’s dive in.
HOA dues basics in Washington
HOA dues are monthly assessments collected by a condo association to fund the operation, maintenance, insurance, and reserves for shared elements. In Washington, associations are governed by state condominium and common-interest ownership law and the community’s recorded documents, including the declaration or CC&Rs, bylaws, and rules.
The association’s board adopts an annual budget that sets regular dues. Members may vote on certain budgets or special assessments, depending on the governing documents. While dues are often billed monthly, some communities bill quarterly or annually, so confirm the schedule before you finalize your financing.
Lenders include HOA dues in your debt-to-income ratio and may review the association’s financial health for condo loan programs. That means the dues level and the building’s finances can affect your purchasing power.
What HOA dues usually cover
Dues pay for a mix of day-to-day costs and long-term upkeep. The breakdown varies by building type, age, size, and amenity level.
- Operating costs: Management fees or on-site staff, utilities for common areas, janitorial, landscaping, trash, supplies, small repairs, elevator service contracts, and pest control.
- Building systems: Maintenance and repair of elevators, HVAC in common areas, plumbing and drainage, roof and façade inspections, and scheduled service contracts.
- Insurance: The master association policy for common elements and liability. You typically carry an HO-6 condo policy for interior finishes, personal property, and loss assessment coverage.
- Reserves: Long-term savings for major replacements like roofs, elevators, piping, façades, and mechanical systems. Reserves are guided by a reserve study.
- Amenities: Pools, fitness centers, concierge services, community rooms, rooftop decks, parking garages, and security raise both operating and replacement costs.
- Administrative: Accounting, legal, meeting costs, recordkeeping, and compliance.
Reserves and special assessments
Reserve funding matters more than the headline dues number. A well-funded reserve account spreads big capital costs into predictable monthly dues. Underfunded reserves can lead to large special assessments or sudden dues hikes when elevators need modernization, façades require repair, or roofs reach end of life.
Ask for the most recent reserve study and the association’s “percent funded.” This figure shows how close the reserves are to the recommended level for expected projects. Also ask about the history of special assessments over the last several years and whether any are planned.
Building type and amenities in Bellevue
Bellevue offers a wide range of condominiums, from amenity-rich high-rises downtown to smaller midrise and low-rise communities across the Eastside. Luxury towers with concierge desks, expansive wellness spaces, and structured parking typically carry higher dues because staffing, utilities, insurance, and capital replacement costs are greater. Smaller buildings with limited common areas often have lower dues but fewer conveniences.
Age and complexity matter too. Older buildings may be preparing for envelope repairs, piping replacements, elevator upgrades, or seismic work. High-rises have more complex systems and façade maintenance needs, which affect reserves and operating costs. Regional factors also play a role. Labor and construction costs in the Seattle–Bellevue area are relatively high, and local climate calls for careful building envelope maintenance. These inputs show up in maintenance contracts and long-term reserve projections.
How to budget for HOA dues
You want a realistic monthly number that aligns with your goals. Here is how to approach it:
- Include dues in your total monthly housing cost when comparing condos. Lenders count dues in qualification, which can change your price range.
- Ask for the history of dues increases for the last few years to see the pattern of annual changes.
- Review the reserve study and percent funded to judge the likelihood of special assessments.
- Confirm exactly what dues cover for the unit: water, sewer, hot water, gas, internet, cable, parking, and storage can be included or separate.
- Review the master insurance policy. Plan your HO-6 condo coverage for interior finishes, personal property, and potential loss assessment exposure. Clarify deductibles and any coverage gaps such as earthquake or flood.
Due diligence checklist for Bellevue buyers
Use this short checklist as you tour buildings and prepare an offer. It focuses on what lenders and savvy buyers review in Bellevue.
Essential documents to get
- Current year budget and recent financial statements.
- Most recent reserve study plus current reserve account balance.
- Minutes from the past 12 months of board and membership meetings.
- Disclosure of any pending or recent special assessments.
- Certificate of insurance outlining master policy coverage and deductibles.
- Resale or disclosure packet used by the association.
- Litigation disclosure and history.
- Delinquency report or percentage of owners behind on dues.
Key questions to ask
- What is included in the monthly dues for this unit specifically?
- Are any capital projects planned in the next 1 to 5 years? How will they be funded?
- What is the reserve funding strategy and current percent funded?
- Have there been special assessments in the past 5 to 10 years?
- Who manages the building and when does the management contract expire?
- Are there rental caps, pet rules, or parking fees that affect value or lifestyle?
Red flags to note
- Large or frequent special assessments without a clear plan.
- Low reserves or no recent reserve study.
- High delinquency rates among owners.
- Ongoing litigation with significant potential exposure.
- Sparse or unclear meeting minutes and financial reporting.
- Master insurance with very high deductibles or gaps in coverage.
Comparing two Bellevue condos
When two homes look similar, use a consistent framework to compare the true cost and risk profile.
- List the base dues, then add or subtract utilities, parking, storage, cable, or internet to get an apples-to-apples monthly number.
- Note the percent funded, upcoming projects, and any pending assessments.
- Consider amenity value. If you will not use a pool, paying for it may not fit your lifestyle.
- Weigh building age and systems complexity against your risk tolerance for projects.
Offer and inspection period tips
Once under contract, you typically receive the resale packet and core documents. Block focused time to read and ask questions.
- Start with the budget, financials, and reserve study to understand cash flow and capital planning.
- Scan meeting minutes for discussions about projects, rule changes, or governance challenges.
- Confirm insurance coverage details and deductibles. Ask about loss assessment practices.
- If you spot concerns, consult your lender about condo approval requirements and your insurance agent about coverage options. If needed, seek legal advice about the association’s documents.
The bottom line for Bellevue buyers
In Bellevue’s high-demand market, HOA dues reflect each building’s staffing, amenities, and long-term maintenance plan. Focus on what dues include, the health of reserves, and the scale of upcoming projects. With the right documents and a clear framework, you can choose a condo that matches your budget and lifestyle, without surprises.
If you want a second set of eyes on a reserve study, resale packet, or two buildings you are comparing, reach out. We review these packages every week and can help you move forward with confidence. Connect with Leilani Aktepy to talk through your goals and next steps.
FAQs
What are HOA dues for Bellevue condos?
- HOA dues are monthly assessments set by the condo association to fund operations, insurance, reserves, and shared services for the community in Bellevue.
What do Bellevue condo HOA dues typically include?
- Dues often cover management, common-area utilities, maintenance, insurance on common elements, reserve funding, and any building amenities such as fitness rooms or concierge services.
How do reserves affect my Bellevue condo costs?
- Strong reserves spread major repairs into predictable dues, while weak reserves increase the risk of special assessments or sudden dues hikes.
Are HOA dues included in my mortgage qualification?
- Yes. Lenders include monthly HOA dues in your debt-to-income calculation, which can affect your approved loan amount and monthly budget.
What documents should I review before buying a Bellevue condo?
- Review the current budget, financials, reserve study and balance, meeting minutes, insurance certificate, resale packet, delinquency report, and any assessment or litigation disclosures.
Why are downtown Bellevue high-rise dues often higher?
- Amenity-rich towers have higher staffing, utilities, insurance, and long-term capital needs, which increase both operating costs and reserve requirements.
