Condo Repair Responsibilities: What You Need to Know

A leak appears in your ceiling. Is it your problem, your upstairs neighbor’s, or the HOA’s? In a condo, the answer depends on where the problem started and what your building’s governing documents say. Here’s how repair responsibilities usually divide, and what to do when something goes wrong.

The general rule

In most California condo buildings:

• You repair and maintain everything inside your unit: interior walls and finishes, flooring, cabinets, appliances, fixtures, and the plumbing and electrical that serve only your unit.
• The HOA repairs and maintains the structure and common areas: the roof, exterior walls, foundation, hallways, elevators, pool, garage and shared building systems.

The details are set by your building’s CC&Rs, and California law fills in gaps where the documents are silent. When the CC&Rs are unclear, the association generally maintains common areas and owners maintain their own units.

What owners usually handle

• Appliances, water heaters and in-unit HVAC
• Paint, flooring, countertops and cabinets
• Sinks, toilets, showers and the pipes that serve only your unit
• Light fixtures, outlets and in-unit wiring
• Damage you or your tenants cause, including leaks that spread to a neighbor’s unit

What the HOA usually handles

• Roof, exterior walls and structural repairs
• Common plumbing risers and building-wide systems
• Elevators, lobbies, hallways and parking garages
• Pools, gyms and other shared amenities
• The building’s master insurance policy

The gray areas: windows, balconies and leaks

Some items are often “exclusive use common areas”: owned by the association but used only by you. Balconies, patios, windows and assigned parking spaces commonly fall in this category, and CC&Rs vary on who pays to repair them. Check yours before assuming.

Leaks are the most common dispute. As a rule, whoever is responsible for the source of the leak pays for the repair. A burst pipe inside a neighbor’s unit is usually their responsibility. A leak from the roof or a shared riser is usually the HOA’s.

Insurance: master policy vs. your own

The HOA’s master policy covers the building and common areas. Most owners also need an HO-6 policy, which covers the inside of the unit, personal belongings, liability, and often the master policy’s deductible if a loss is assessed to you. Ask your insurer to match your coverage to your building’s CC&Rs.

What to do when something needs fixing

1. Stop the damage if you can safely, for example by shutting off the water.
2. Notify building management right away, especially for leaks.
3. Check your CC&Rs to see who is responsible.
4. Photograph the damage and keep records.
5. Contact your insurer if the damage is significant.

Buying or selling a condo?

When you buy, the HOA’s reserve study and meeting minutes show which repairs are coming and how well funded they are. The Neuman Team knows how Downtown San Diego’s buildings handle maintenance and can help you ask the right questions. Browse our building guides, see what you really own when you buy a condo, or call (619) 595-7025.

Frequently Asked Questions

Is the HOA responsible for leaks in my condo?

It depends on the source. If the leak comes from the roof, an exterior wall or a shared pipe, the HOA usually pays. If it comes from plumbing that serves only one unit, that unit’s owner is usually responsible.

Who pays to repair condo windows and balconies?

It varies by building. Windows and balconies are often exclusive use common areas, and the CC&Rs decide whether the owner or the HOA pays. Check your building’s documents.

Do I need my own insurance if the HOA has a master policy?

Usually yes. An HO-6 policy covers your unit’s interior, your belongings and liability, and often the master policy’s deductible. The HOA’s policy covers the building and common areas.