Common area maintenance is a primary responsibility of HOAs and a major component of your HOA fees. Understanding what common areas are maintained, maintenance standards, and what to expect helps you evaluate whether you're getting value for your fees.
What Are Common Areas?
Common areas are spaces shared by all homeowners, including:
Interior Common Areas (Condos)
- Lobbies and entryways
- Hallways and corridors
- Stairwells and elevators
- Laundry rooms
- Storage areas
- Parking garages
Exterior Common Areas
- Parking lots and driveways
- Sidewalks and walkways
- Landscaped areas and parks
- Playgrounds
- Pools and recreation facilities
- Clubhouses and community buildings
- Entrance gates and signage
Infrastructure
- Roads and streets (in some communities)
- Lighting systems
- Irrigation systems
- Drainage systems
- Utility infrastructure
HOA Maintenance Responsibilities
HOAs are responsible for maintaining common areas, including:
Cleaning and Upkeep
- Regular Cleaning: Daily, weekly, or scheduled cleaning
- Trash Removal: Emptying trash receptacles
- Snow Removal: Clearing snow from common areas
- Leaf Removal: Fall cleanup
- Graffiti Removal: Removing vandalism
Landscaping
- Lawn mowing and maintenance
- Tree and shrub care
- Flower bed maintenance
- Irrigation system operation
- Fertilization and pest control
Repairs and Maintenance
- Paving and road maintenance
- Lighting repairs
- Fence and gate maintenance
- Signage maintenance
- Equipment and facility repairs
Maintenance Standards
What to expect from well-maintained common areas:
Cleanliness
- Regular cleaning schedules
- Trash-free common areas
- Well-maintained restrooms (if applicable)
- Clean lobbies and hallways
- Neat and organized spaces
Landscaping
- Well-maintained lawns
- Healthy trees and shrubs
- Weed-free areas
- Proper irrigation
- Seasonal plantings
Infrastructure
- Functional lighting
- Well-maintained roads and walkways
- Working gates and access systems
- Functional amenities
- Safe and secure facilities
Maintenance Schedules
Typical maintenance frequencies:
- Daily: Trash removal, basic cleaning
- Weekly: Lawn mowing, detailed cleaning
- Monthly: Deep cleaning, inspections
- Seasonal: Landscaping changes, preparation
- Annual: Major maintenance, repairs, improvements
What Your Fees Cover
HOA fees for common area maintenance typically cover:
- Labor Costs: Maintenance staff, landscapers, cleaners
- Materials: Cleaning supplies, landscaping materials
- Equipment: Maintenance equipment and tools
- Utilities: Electricity, water for common areas
- Repairs: Routine repairs and maintenance
- Insurance: Liability and property insurance
- Management: Oversight and coordination
Red Flags in Maintenance
Warning signs of poor maintenance:
- Neglected Areas: Overgrown landscaping, trash accumulation
- Broken Equipment: Non-functional amenities or equipment
- Poor Lighting: Broken or inadequate lighting
- Dirty Facilities: Unclean common areas
- Deferred Maintenance: Visible signs of neglect
- Safety Issues: Hazards or unsafe conditions
- Inconsistent Maintenance: Some areas maintained, others not
Your Role in Common Area Maintenance
While HOAs maintain common areas, homeowners should:
- Report Issues: Notify HOA of maintenance problems
- Respect Common Areas: Don't damage or misuse facilities
- Clean Up: Pick up after yourself and guests
- Follow Rules: Adhere to usage policies
- Participate: Attend meetings and provide input
- Monitor: Keep an eye on maintenance quality
Evaluating Maintenance Quality
When evaluating an HOA's maintenance:
- Tour Common Areas: Inspect condition in person
- Check Maintenance Records: Review maintenance schedules and history
- Ask Residents: Get feedback from current homeowners
- Review Budgets: Check if adequate funds are allocated
- Observe Over Time: Visit at different times and seasons
- Check for Consistency: Are all areas well-maintained?
Questions to Ask
Before purchasing, ask:
- What is the maintenance schedule for common areas?
- Who performs maintenance (staff, contractors, or both)?
- What percentage of HOA fees goes to common area maintenance?
- Are there any deferred maintenance issues?
- What is the process for reporting maintenance issues?
- How quickly are maintenance issues addressed?
- Are there plans for common area improvements?
Maintenance Disputes
If you have concerns about maintenance:
- Document issues with photos
- Report problems in writing
- Follow up if issues aren't addressed
- Attend board meetings to raise concerns
- Review maintenance budgets and spending
- Consider working with other homeowners
- Consult an attorney for serious issues
Conclusion
Common area maintenance is a core HOA function that significantly impacts your quality of life and property values. By understanding what's maintained, maintenance standards, and your role, you can evaluate maintenance quality and ensure you're getting value for your fees. Well-maintained common areas enhance property values and community living.