Vail Homeowner Associations

Homeowner Association dues are private, contractual assessments set by a homeowner association under the community’s governing documents. HOA dues fund the operation, maintenance, insurance, amenities, and reserves for a community. They are invoiced by the association or its management company.

What is an HOA

• An HOA is governed by a board elected by owners and operates under recorded CC&Rs, bylaws, and rules. Colorado’s Common Interest Ownership Act (CCIOA) outlines disclosure requirements for buyers.
• Dues typically cover common-area maintenance, building insurance, management, and amenities. HOAs also contribute to reserve funds for future capital repairs.

HOAs can levy special assessments when reserves are not sufficient. They can also enforce rules and collect unpaid assessments through liens and fines as allowed by statute and the governing documents.

• Rental, parking, and guest-use rules often live in the HOA documents, which matter if you plan to rent your property.

HOA dues typically cover:

• Routine maintenance of common areas and building exteriors (for condos and townhomes, this can include roofing, siding, decks, and elevators).
• Common-area utilities like electricity, water distribution, sprinkler systems, landscaping, trash, and recycling.
• Master insurance policies, management fees, and administrative costs.
• Amenity operations such as pools, fitness centers, front desks, and shuttle services.
• Reserve fund contributions and, if needed, special assessments for capital projects.

How these charges show up on bills

• Visibility: HOA dues are billed by your association (monthly, quarterly, or annually). 
• Predictability: HOA boards set dues each budget cycle and may levy special assessments. Metro district mill levies follow district budgets and bond schedules and can change if the district adjusts levies or issues new debt.
• Collections and liens: Both HOAs and districts can create liens for unpaid amounts. 

Buying a Home in an HOA

Due diligence before you buy

Documents to request:

• From the seller or listing agent: HOA resale certificate, CC&Rs, bylaws, rules, current budget, most recent financials, reserve study, recent board minutes, special assessment history, and the management company contact. 
• From the HOA or district directly: current and projected assessments, reserve status, any planned district projects or bond issuances, and rental or short-term rental restrictions in the HOA.

Questions to ask and verify with a HOA

• • What are the dues amount and billing frequency? What services and utilities are included?
  • Are there any pending or recent special assessments? How often have dues increased?
  • Is there a recent reserve study, and what percentage of reserves are funded?
  • What are the rental, parking, and guest-use rules?

 HOA dues are generally not deductible for personal-use properties. If you rent the property, certain expenses may be deductible. Always consult your CPA for current guidance.

• HOA documents often include rules for short-term rentals. The Town of Vail and Eagle County may have licensing and tax requirements that apply in addition to HOA restrictions.

        Review the HOA resale certificate, budget, and reserve study. Note what dues include and whether special assessments are in the HOA minutes.

Rights & Responsibilities When Living in an HOA

How to Handle Disputes in a HOA

Colorado HOA Information and Resource Center

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 Connect with Teri and Joanna - Vail Valley Team for a real estate consultation about homeowner associations in Vail.