Are you eyeing a condo at Bridge Park and wondering why HOA fees vary so much from building to building? You are not alone. In a mixed-use urban setting like Bridge Park in Dublin, dues can include very different services, and that affects your total monthly cost. In this guide, you will learn what HOA fees typically cover, how to read budgets and reserve studies, what red flags to watch for, and how to compare buildings with confidence. Let’s dive in.
What HOA fees cover at Bridge Park
Bridge Park is a mixed-use community with residential condos next to restaurants, shops, offices, and public spaces. That mix creates shared costs you need to understand before you buy. Each building’s declaration defines what the association maintains and what owners cover individually.
Common HOA inclusions often cover:
- Common area maintenance and repairs. Lobbies, hallways, stairwells, exterior façade, roofing, windows in common elements, lighting, and door hardware.
- Building systems and service contracts. Elevator maintenance and inspections, common-area HVAC, fire and sprinkler systems, pest control, and emergency lighting.
- Grounds, parking, and street-facing spaces. Landscaping, snow and ice removal, sidewalk care, parking garage upkeep, and trash compactors for common areas.
- Utilities for common areas. Power for lighting and equipment, water for landscaping or shared restrooms. Some buildings include water, sewer, or trash for units.
- Insurance. The association’s master policy covers common elements and often the building structure. You will still need an HO-6 policy for your unit interior and personal property.
- Management and administrative. Professional management fees, bookkeeping, legal, accounting, and office costs.
- Reserves and capital funding. Regular contributions to reserves for large future projects like roof, elevator, or garage repairs.
- Amenities and operations. Fitness rooms, rooftops, lounges, security systems, concierge, and community spaces if offered.
What is included varies by building. More amenities and on-site services usually mean higher dues, but your out-of-pocket costs for utilities or services may be lower.
Master vs building dues
Some Bridge Park buildings belong to a master association that maintains shared infrastructure, streetscapes, lighting, and certain common spaces. If so, you may pay both building-level dues and a separate master association fee. Ask for a clear breakdown of which costs are handled at the master level versus your building’s association, and how fees are split among owners.
How to read the budget
Before you commit, request the association’s current operating budget, recent financials, reserve study, and meeting minutes. These documents reveal how the board plans and pays for maintenance.
Key budget items to review:
- Dues income. Check the total income and whether there are other revenue sources like parking or common-area rentals.
- Operating expenses. Compare actuals to budget. Large overruns can signal under-budgeting or unexpected repairs.
- Reserve contributions. A healthy, consistent line item shows planning for future capital work.
- Capital expenditures. Note major projects, timing, and funding source. Unfunded items can become special assessments.
- Net surplus or deficit. Repeated deficits often lead to reserve draws or extra assessments.
Reserve study basics
A reserve study identifies major components, their useful lives, and replacement costs. It also recommends a funding plan. Look for:
- Funding status. Many associations measure percent funded. Lower levels can mean higher risk of future assessments.
- Recentness. Studies should be updated every 3 to 5 years or after major projects.
- Near-term projects. Elevators, parking garage decks, façade work, and window systems can be significant costs within a 1 to 5 year window.
Red flags include no current reserve study, minimal or inconsistent reserve funding, and big projects with no funding plan.
Bridge Park red flags to watch
Bridge Park’s urban format brings unique issues. As you compare buildings, watch for:
- Parking structure exposure. Garage deck repairs and mechanical ventilation can be costly if reserves are thin.
- Retail adjacency costs. Loading areas, grease traps, and additional wear around service corridors may raise maintenance needs.
- Developer transition. If control recently shifted from the developer, dues may adjust as subsidies end. Confirm any unfinished obligations.
- Insurance gaps. Large deductibles or unclear coverage between the master policy and unit owners can lead to surprise expenses.
- Delinquencies and cash flow strain. High delinquency rates reduce available cash and increase assessment risk.
- Governance concerns. Frequent board turnover, limited transparency, or deferred maintenance are warning signs.
Compare buildings like a pro
Use a simple, repeatable process to compare options on a level playing field.
- Request documents early. Get the operating budget, reserve study, financial statements, meeting minutes, insurance declarations, governing documents, and assessment history.
- Confirm what dues include. Ask about water, sewer, gas, electric, internet or cable bulk services, trash, parking, snow removal, storage, concierge, and any master association fee.
- Normalize dues per square foot. Divide monthly dues by unit size to compare buildings fairly. Adjust for included utilities and amenities.
- Review reserves and projects. Note percent funded if provided, and any large near-term projects.
- Track fee trends. Review the past 5 years of increases and any special assessments.
- Check rental mix. Some associations cap rentals or have stricter rules that affect operations.
- Verify insurance details. Understand master policy coverage and your HO-6 responsibilities, including deductible exposure.
- Talk to residents and management. Ask about responsiveness, recent repairs, and amenity condition.
- Walk the property and garage. Look for water stains, cracking, rust, elevator issues, or peeling finishes.
- Clarify parking and storage. Confirm deeded versus assigned parking, fees, and guest policies.
- Consider legal review. For complex findings, use an attorney experienced in Ohio condominium law.
Plan your monthly costs
Focus on your total monthly housing cost, not just the dues number. Buildings with higher dues may include key utilities or parking, which can lower other out-of-pocket costs.
Build a simple monthly worksheet:
- Mortgage principal and interest
- HOA or condo dues
- Master association fee if applicable
- Property taxes
- Condo HO-6 insurance
- Owner-paid utilities not covered by HOA
- Parking or storage fees if any
- Set-aside for interior maintenance
- Any known assessment amortization
- Small buffer for HOA risk
Total monthly cost equals mortgage plus HOA dues, master fee if any, taxes, HO-6 premium, and utilities. Use this to compare buildings side by side.
Smart questions to ask
Bring targeted questions to every showing and document review. You will get clearer answers and fewer surprises.
- What exactly do the dues cover for this building, and what is owner-paid?
- Are there near-term capital projects planned, and how will they be funded?
- What is the current reserve balance and the target funding level?
- Has there been a special assessment in the last 5 years?
- What is the delinquency rate, and how are collections handled?
- Who manages the association, and how do residents rate responsiveness?
- Are parking spaces deeded or assigned, and are there extra fees or waitlists?
- Are short-term rentals restricted, and are there rental caps?
- Were developer obligations fully completed at turnover?
Next steps
If Bridge Park’s walkable lifestyle is your goal, understanding HOA fees is the key to buying with confidence. Start with the budget, reserve study, and meeting minutes, then compare total monthly costs across buildings. With a clear plan, you can choose the right condo and avoid costly surprises.
If you want a concierge, data-driven approach to Bridge Park, schedule a conversation with Cece Miller. We will help you review documents, identify red flags, and negotiate from a position of strength.
FAQs
What do HOA fees cover at Bridge Park condos?
- Fees often cover common area maintenance, building systems like elevators, shared utilities, insurance on common elements, management, reserves for capital projects, and any included amenities.
How can you tell if reserves are healthy?
- Look for a current reserve study, consistent reserve contributions, and clear funding for near-term projects. Repeated deficits or no recent study are warning signs.
Are there separate master association fees at Bridge Park?
- Some buildings belong to a master association that maintains shared infrastructure and public-facing spaces. If so, you may pay both building dues and a master fee.
How do amenities affect dues at Bridge Park?
- Buildings with rooftops, fitness rooms, concierge, or private garage access often have higher dues, but those services can reduce other monthly costs you would pay separately.
What documents should you review before buying a Bridge Park condo?
- Request the operating budget, financials, reserve study, meeting minutes, insurance declarations, governing documents, assessment history, and any resale certificate or estoppel.
