Trying to decode the difference between an HOA and a condo association in Reston? With Reston Association layered on many properties, the rules, fees, and maintenance can feel confusing. In this guide, you will learn how condos and HOAs differ under Virginia law, how Reston Association fits in, and what to review before you buy or sell. Let’s dive in.
Condo vs HOA basics
Ownership and structure
In a condominium, you own your interior unit and a shared interest in the common elements like the building exterior, roof, and land. The condo association manages those shared elements for all unit owners. In an HOA, you typically own the home and the land under it, and the HOA governs shared spaces and community standards.
Governance and rules
Both condos and HOAs are created by recorded documents that run with the land. Condominiums operate under the Virginia Condominium Act, while most non-condo communities operate under the Property Owners’ Association Act. Each has a board elected by owners that sets rules, adopts budgets, and enforces covenants and regulations.
Fees and assessments
Condo fees usually cover building-level costs like exterior repairs, common systems, shared-area insurance, and often some utilities. HOA dues can be lower if the association provides fewer services, though some townhouse HOAs include exterior maintenance and can be comparable. Both can levy special assessments for capital projects or unexpected expenses.
Insurance
Condo associations typically carry a master policy that covers the building’s structure and common elements. As a unit owner, you usually carry an HO-6 policy for interior finishes, personal property, liability, and loss assessment coverage. In an HOA, the association insures common areas, while you insure your dwelling and belongings, often with an HO-3 policy.
Maintenance
Condo associations generally handle the building envelope, exterior, and shared systems, while owners handle interior maintenance. In HOAs, maintenance depends on the governing documents. Detached homes often place exterior responsibility on the owner, but some townhouse HOAs take on items like roofs, siding, or landscaping.
How Reston layering works
Reston Association as a master layer
Reston is a planned community with Reston Association serving as a community-wide association. Many properties are subject to both their building or neighborhood association and Reston Association. That means you may follow two sets of rules and pay two sets of dues.
What to confirm for each address
- Whether the property is part of Reston Association in addition to a condo or HOA.
- Which amenities are available through Reston Association and whether passes or fees are required.
- How rule enforcement works between your building or neighborhood association and Reston Association.
Why this matters
You could be assessed by more than one association if separate projects are approved at the building or community level. Rules can differ between the condo or HOA and Reston Association, so it is important to see which documents have priority. Always verify membership, dues, and governance layers for the specific property you plan to buy or sell.
Budget implications
Plan for layered dues
Condos often have higher fees because they cover building systems and insurance. Townhouse or single-family HOAs may have lower dues unless exterior maintenance or robust amenities are included. In Reston, many owners also pay Reston Association dues on top of condo or HOA dues, so you should budget for multiple line items.
Watch for special assessments
Any association can approve special assessments for major work, like roof or elevator projects in a condo building or community facility upgrades. In Reston, you may see projects at the building level and broader initiatives through Reston Association. Review the most recent budgets, reserve studies, and meeting minutes to spot potential upcoming costs.
Buyer and seller checklist
Key documents to request
- Declaration or Condominium Declaration and recorded plats
- Bylaws and rules or regulations
- Current budget and most recent year-end financials
- Current reserve study and funding policy
- Board meeting minutes for the last 6 to 12 months
- Master insurance policy and summary of coverage
- Written disclosure of any pending special assessments or capital projects
- Any litigation statement
- Assessment delinquency data or percentage delinquent
- Owner-occupancy data and rental restrictions
- Management company and association contact details
- Architectural guidelines and exterior change procedures
- Proof of Reston Association membership and dues, if applicable
Operational items to verify
- Exterior maintenance responsibilities, including roof, siding, and landscaping
- Common system responsibilities in condos
- Parking rules, assigned spaces, and guest parking
- Pet policies and any breed or size restrictions
- Amenity access, passes, and any extra fees
- For condos, whether the project meets lender, FHA, or VA criteria if you plan to use those loans
Timing and costs
- Associations charge fees for resale packets and need time to prepare them. Plan for several weeks, often 10 to 30 days, to avoid closing delays.
- High dues or recent special assessments can affect your mortgage approval. Share association documents with your lender early.
Financing and insurance
Lender review
Lenders review association budgets, reserves, and project risks. Condominiums often face additional scrutiny, including owner-occupancy ratios and delinquency levels. If you plan to use FHA or VA financing, confirm whether the condo project meets program standards.
Insurance alignment
Confirm exactly what the association’s policy covers and where your policy begins. Condo owners should review HO-6 coverage for interior finishes, personal property, liability, and loss assessment. Homeowners in HOAs usually carry a dwelling policy that covers the structure, subject to what the HOA maintains.
Rules, disputes, and risk
Enforcement tools
Associations can use fines, amenity suspensions, and liens to enforce rules and collect assessments as permitted by Virginia law and the governing documents. Review recent minutes to see how the association handles violations and owner concerns. A track record of clear communication and steady reserves is a good sign.
Navigating overlapping rules
In Reston, a condo or HOA sets building or neighborhood-level rules, while Reston Association sets broader community standards. If a conflict appears, priority usually follows what the recorded documents and applicable law state. Your agent and closing team can help you read the documents in the right order.
Work with a local guide
A layered association structure does not need to be a roadblock. With the right prep, you can get clarity on fees, responsibilities, and timing early in the process. Whether you are selling a townhouse with exterior maintenance included or buying a condo that needs FHA review, proactive planning helps you avoid surprises.
If you want help sourcing resale packets, interpreting reserve studies, or positioning your home for a premium sale, connect with the local team that pairs boutique service with regional reach. Start a conversation with Diana Foster Real Estate to plan your next step with confidence.
FAQs
In Reston, will I pay both HOA and Reston Association dues?
- Many properties are subject to both a building or neighborhood association and Reston Association, so plan for separate dues and rules at more than one level.
Who handles roof repairs in condos versus HOAs in Reston?
- In most condos, the association maintains the building envelope, including roofs, while HOA responsibilities vary; townhouse and single-family owners may handle exterior items unless the HOA documents say otherwise.
How do FHA or VA loans affect Reston condo purchases?
- Many lenders require condos to meet FHA or VA project standards; check approval status and have your lender review the association’s budget, reserves, and occupancy data early.
What documents should I review before buying in Reston with an association?
- Request the resale packet, including governing documents, rules, budgets, reserve study, minutes, insurance summary, statements about assessments or litigation, and confirmation of any Reston Association membership.
How long do resale packets usually take in Reston?
- Associations charge a fee and often need 10 to 30 days to prepare packets; start early to prevent financing or closing delays.
Can I rent out my Reston condo or townhouse?
- Rental policies are set by the association and may include percentage caps or minimum lease terms; verify restrictions before you make an offer.
Where can I find information on special assessments or litigation?
- Review the resale packet and recent board minutes, which should disclose pending assessments, major projects, and any active or threatened litigation.
