Considering a home in Tartan Fields and wondering how the HOA will affect your day-to-day life and long-term costs? You are not alone. Many buyers love the order and curb appeal an HOA can bring, yet want clarity on fees, rules, and responsibilities before they commit. In this guide, you will learn exactly which documents to request, what to confirm about dues and assessments, and how to spot risks early so you can close with confidence. Let’s dive in.
What an HOA means in Tartan Fields
A homeowners association is a private organization that oversees shared standards and community operations. In Tartan Fields, the HOA typically enforces the community’s Covenants, Conditions and Restrictions, collects dues, maintains common areas, and sets procedures for architectural approvals. The City of Dublin still handles municipal codes and permitting, so you will navigate both city requirements and HOA rules.
Why this matters to you:
- Your monthly housing cost includes HOA dues, and sometimes special assessments.
- HOA rules can influence how you use the property, from exterior changes to parking and pets.
- Lenders, title companies, and insurers often rely on HOA disclosures to finalize your loan and closing.
The governing documents for Tartan Fields are the final word on rules, fees, and enforcement. Always review them before you waive contingencies.
The essential documents to request early
Ask the listing agent or seller for the HOA contact and request the full document set as soon as you go under contract. Prioritize these items and review them in this order.
CC&Rs and Rules
The CC&Rs are the core rules that govern property use. They often include architectural standards, easements, and use restrictions. Also request any Rules and Regulations or Architectural Guidelines, which explain the day-to-day standards and application procedures. Look for language such as “owner must obtain architectural approval prior to any exterior alteration.”
Bylaws and Articles of Incorporation
These explain how the HOA is run, including board powers, elections, and voting rights. The bylaws also outline meeting procedures and member appeals, which matter if you disagree with a decision later.
Budget, Financials, and Reserve Study
Ask for the current operating budget, the most recent financial statements, and the latest reserve study with the reserve fund balance. These show dues assumptions, long-term planning for major repairs, and whether the HOA is prepared for future costs without large one-time assessments.
Board Minutes and Assessment History
Minutes from the past 12 to 24 months reveal patterns. Scan for recurring issues, enforcement trends, planned capital projects, and any history of special assessments. Ask for a written schedule of current assessments, fees, and late charges.
Insurance Declarations
The master policy will list coverage limits, deductibles, and exclusions. Confirm what the HOA insures and what you must insure on your own policy. Your lender may also require this before closing.
Litigation and Management Agreements
Request any disclosures about pending or recent lawsuits and a copy of the management contract if a professional firm is used. Frequent turnover or contentious disputes are risk indicators.
Resale Certificate or Estoppel Letter
This confirms current dues, any special assessments, and balances owed. Many lenders and title companies require it. Request it early in your contingency period, since some associations need time and may charge a preparation fee.
Fees, assessments, and what to verify
Avoid guessing at numbers. Instead, confirm the exact current figures and what they include.
- Regular dues: Verify the amount and frequency, plus what services are included, such as landscaping, trash, snow removal, common-area maintenance, amenities, or portions of insurance.
- Special assessments: Ask about any current or planned assessments. Review minutes and financials for history and upcoming projects.
- Reserves: Compare reserve balances to the reserve study’s recommendations. Adequate reserves reduce the chance of sudden assessments.
- Delinquencies: Ask for a summary of owner delinquency rates. High delinquency can strain cash flow and increase risk.
- Insurance: Note master policy deductibles and exclusions. Confirm what you must carry on your personal policy.
Red flags:
- Repeated or recent special assessments without a clear plan.
- Outdated or missing reserve study and low reserve funding.
- Ongoing litigation involving the HOA.
- High delinquency or frequent board and management turnover.
Rules that affect daily life
The CC&Rs and rules shape everyday living, so align them with your plans.
- Architectural changes: Confirm what requires approval, such as fences, patios, paint, sheds, or satellite dishes. Ask about application steps, review timeframes, and the appeal process.
- Leasing and rentals: Some associations cap rentals, require minimum lease terms, or restrict short-term rentals. If you plan to rent now or later, verify specifics.
- Pets: Rules may address number of pets, leash requirements, or waste policies. Confirm any limitations.
- Parking: Look for street parking rules, overnight restrictions, and policies on commercial vehicles, RVs, or boats.
- Landscaping and maintenance: Check standards for yard upkeep, plantings, trash can storage, and seasonal decor.
- Noise and signage: Understand permitted signage and nuisance policies to avoid violations.
- Amenities: Clarify access, guest rules, and any key or card fees.
Tip: If you plan to update the exterior soon after closing, confirm approval timelines so your project is not delayed.
City of Dublin vs HOA responsibilities
The HOA can set private standards, but it cannot override city codes or permits. For questions about zoning, building permits, and right-of-way, contact the City of Dublin. Confirm whether streets in the specific section of Tartan Fields are public or private. If streets are private, the HOA is often responsible for paving and snow removal. Plats and recorded documents through county offices can show easements and dedications that affect landscaping or structures.
Key checkpoints:
- Building and permits: City handles building codes and permits. HOA approval is typically required in addition to any city permits.
- Streets and snow removal: Verify whether the city or the HOA maintains your specific streets.
- Utilities and stormwater: Recorded easements may limit where you can build or plant. Ask your title company to review these during the title search.
Your due diligence timeline
Use this simple sequence to keep your purchase on track.
- Within the first week after contract acceptance
- Request the resale certificate or estoppel letter and the full document set.
- Ask for the current budget, financials, reserve study, and 12 to 24 months of board minutes.
- Confirm the master insurance policy details and your lender’s requirements.
- Mid-contingency review
- Verify dues, what they include, and any planned assessments or capital projects.
- Review the reserve study and minutes for patterns, project timelines, and funding plans.
- Check rules on rentals, pets, parking, and exterior changes against your plans.
- Pre-closing coordination
- Ask the title company to confirm proration of dues and to clear any HOA-related liens.
- Obtain proof that any HOA amounts due will be paid at closing.
- Ensure you receive the final governing documents and any keys or access devices.
How to respond to red flags
If you encounter issues, you still have options.
- Ask for detail on scope, costs, and timing of planned projects.
- Request a summary of delinquency and collection activity.
- Discuss concerns with your agent and, if needed, a local real estate attorney before waiving contingencies.
- Consider negotiating a seller credit or a contingency extension to resolve open items.
Closing day: use the resale certificate
Treat the resale certificate or estoppel letter as a closing checklist. It should clearly state current dues, special assessments, and any balances tied to the property. Confirm proration, verify that outstanding amounts will be satisfied, and keep a copy with your closing package. This document helps prevent last-minute surprises.
A smoother path with local guidance
Buying in a homeowners association is as much about the rules and financials as it is about the home itself. With the right documents and a structured review, you can avoid surprises and purchase with confidence. If you want a second set of eyes on the HOA package, need introductions to local lenders and title partners, or prefer a proactive plan for document timelines and contingency deadlines, reach out to Cece Miller for a private consultation. Our team combines deep Dublin market knowledge with a calm, concierge approach that helps you move forward with clarity.
FAQs
How much are HOA fees in Tartan Fields and what do they include?
- Fees vary by association budget and services. Ask for the current fee schedule and a written list of what is included, such as landscaping, snow removal, amenities, or insurance.
Can the HOA place a lien or foreclose if dues are unpaid?
- Many associations can impose fines, record liens for unpaid assessments, and pursue collection remedies. Review the governing documents and resale certificate, and confirm with your title company.
Does the HOA limit renting my property in Tartan Fields?
- Possibly. Check the CC&Rs for rental caps, minimum lease lengths, and any short-term rental rules if you plan to rent now or later.
Who handles street maintenance and snow removal in Tartan Fields?
- Confirm whether your specific streets are public or private. Public streets are typically the city’s responsibility, while private streets are often maintained by the HOA.
What if I disagree with an HOA board decision?
- Read the bylaws for meeting procedures, voting rights, and appeals. If needed, consult a local real estate attorney for guidance on your options.
