Most condos in San Francisco are in smaller buildings of six units or less, or even two or three-flat buildings. These HOAs are usually self-managed and the owners interface with each a great deal when managing the business of the building. This makes conflict more difficult and uncomfortable. Many of the disputes are lifestyle issues around noise, pets or the way an owner might use their home as a place of business.
When there are financial disputes, they are often around the need for larger repairs, like a new roof or exterior paint. Because smaller associations often prefer to "pay-as-you-go" with smaller homeowners’fees that just cover utilities and insurance, owners are sometimes set aback by the cost of bigger ticket items. If you have an owner without the means or willingness to pay up their share, it can get ugly.
Common condo disputes include:
- Noise and nuisance. Victorian and Marina-style flats make up the most common San Francisco small condo buildings – but rarely are these up to modern expectations when it comes to sound transmission.
- Pets. While most California homeowners’ associations allow for at least one pet, there are some restrictions that exist as to size, weight and breed.
- Improvements and alterations. Homeowners’ permission is not typically needed for individuals to make improvements within their own units, but changes to common areas do usually require approval.
- Unit rentals. Starting this year, homeowners’ prohibitions against renting or leasing a unit will be unenforceable unless the prohibition was already in force before the owner got the title to his or her unit.
- Assessments/dues. The homeowners’ association is required to prepare an annual budget and must also assess all major expenses.
Dreaming of San Francisco? Cece Blase offers local advice to San Francisco buyers, sellers and owners-- and feeds the dreams of those who wish they could live in Tony Bennett's 'City by the Bay.' Call 415-577-0809 or email cblase@paragon-re.com. www.ceceblase.com
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