Why Meeting Minutes Matter When Buying a Condo or Townhome

Why Meeting Minutes Matter When Buying a Condo or Townhome
By Tommy Sommers, Real Estate Expert

As a seasoned real estate agent, I’ve guided countless clients through the process of buying condos and townhomes, and one piece of advice I always share is to dig deeper than the standard paperwork. When you’re considering a condominium or townhome purchase, you’ll receive a stack of required association documents—think resale disclosure certificates, budgets, rules, regulations, and assessments. These are critical, but there’s one often-overlooked resource that can reveal a wealth of insight: the meeting minutes from the homeowners association (HOA) board. Requesting these minutes isn’t mandatory, but it’s a smart move if you want to uncover hidden details about the property and ensure it’s the right fit for you and your family.

Let’s be honest—asking for HOA meeting minutes means committing to extra reading, and nobody loves slogging through pages of board discussions. But trust me, it’s worth it. As both a listing and buying agent, I always review association documents with my clients, focusing on the questions that matter most: Can you have a pet, and are there breed or weight restrictions? Are you allowed to plant a garden or remodel your unit? What are the limits? These documents provide the basics, but meeting minutes go deeper. They capture the raw, unfiltered conversations about the community’s challenges, upcoming projects, and unresolved issues—details that might not yet appear in the polished disclosures.

Why do these minutes matter so much? HOA board meetings are where the real issues come to light. From planned special assessments for major repairs (like a new roof or elevator upgrades) to disputes over parking or noise complaints, the minutes reveal what’s brewing in the community. For example, you might discover discussions about a potential increase in monthly fees or a landscaping project that could disrupt your view. These insights can highlight red flags or confirm that the community aligns with your lifestyle. I once had a client who, after reviewing meeting minutes, learned about a recurring flooding issue in the parking garage—an expensive problem that wasn’t mentioned in the standard disclosures. That knowledge helped them make an informed decision to walk away.

It’s not that HOAs are hiding anything; most people simply don’t ask for the minutes. Sellers aren’t required to provide them, but as a buyer, you’re well within your rights to request them during your contingency period. This is especially crucial if you feel like you’re not getting clear answers to your questions. For instance, if you’re worried about future maintenance costs or restrictions on renting out your unit, the minutes might reveal ongoing debates or decisions that could impact your enjoyment of the property. Think of it like doing a background check on a potential partner—you want to know the full story before committing.

Beyond uncovering potential issues, meeting minutes can also highlight positives. You might learn about planned upgrades, like a new gym or renovated common areas, that could enhance the property’s value. They can also give you a sense of the HOA’s culture—is the board proactive and collaborative, or are meetings filled with conflict? As someone who’s passionate about helping families find their dream home, I believe the more information you have, the better. Buying a condo or townhome isn’t just about the unit—it’s about the community you’re joining. The minutes offer a behind-the-scenes look at what life in that community is really like.

One tip I share with clients is to focus on the most recent 12–24 months of meeting minutes. This keeps the reading manageable while giving you a clear picture of current and upcoming issues. If you’re not sure what to look for, I’m happy to review the minutes with you, pointing out key details like pending lawsuits, reserve fund health, or discussions about rule changes. Knowledge is power, and in real estate, it’s the key to making a confident decision.

Buying a condo or townhome is a big investment, and it’s natural to want peace of mind. By taking the time to request and review HOA meeting minutes, you’re arming yourself with the information needed to avoid surprises and ensure the property meets your needs. Whether you’re a first-time buyer or a seasoned investor, don’t skip this step—it could save you headaches down the road. Ready to start your condo or townhome search? Reach out to me at Tom Sommers Coldwell Banker or book a Zoom meeting at https://calendar.google.com/calendar/u/0/appointments/AcZssZ035YGdWIJfr-0Xcdl6z7-Nfax9ASehs2-EZg4=?gv=true to discuss your goals and get personalized guidance. Let’s find your perfect home together!

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