Thinking about a home in an Edwardsville neighborhood with a homeowners association? HOAs can protect shared spaces and help maintain property standards, but they also come with rules, fees, and resale steps you should understand. Whether you are buying or selling, a little prep goes a long way toward a smooth closing. This guide breaks down how HOAs work locally, what fees to expect, and which documents you need for a sale. Let’s dive in.
How HOAs work in Edwardsville
Most Edwardsville-area HOAs are set up as one of three types: condominium associations, single-family subdivision associations, or master associations that manage shared amenities across multiple communities. Each is governed by recorded documents such as a Declaration of Covenants, Conditions and Restrictions, Bylaws, and any Rules and Regulations.
Boards are usually made up of volunteer owners. Many communities hire a professional management company to handle billing, maintenance scheduling, and resale paperwork. City and county codes still apply. The HOA enforces private covenants, while the City of Edwardsville and Madison County enforce public codes like permits and setbacks.
You will see HOAs most often in newer subdivisions, townhome developments, and condo projects. Older single-family neighborhoods may or may not have covenants in place.
HOA rules to expect
HOA rules vary by community. Expect the following common topics:
- Exterior changes and architectural approvals for items like fences, paint colors, additions, and sheds.
- Landscaping and lawn care standards.
- Parking rules, including possible limits on RVs or commercial vehicles.
- Pet policies, including number or size limits in some communities.
- Rental restrictions or owner-occupancy rules, including possible registration.
- Noise, trash pickup, satellite dish placement, holiday decor, and signage.
- Rules for amenities such as pools, greenspace, and private roads.
Before you make an offer, review the governing documents to understand approvals, timelines, and any fees or deposits related to rules.
HOA fees and finances
Understanding the fee structure helps you plan your monthly budget and avoid surprises.
Regular and special assessments
- Regular assessments: Monthly or quarterly dues that cover routine operations, insurance for common elements, management, and utilities for shared areas.
- Special assessments: One-time charges for major repairs or unexpected costs such as roof replacements, paving, or structural work. These are approved per the association’s governing documents and can be significant.
- Other charges: Late fees, interest on unpaid dues, fines for violations, and possible transfer or resale-document fees.
Reserves and financial health
Ask for the current budget, recent financials, and reserve information. A healthy reserve balance can reduce the chance of special assessments for large capital projects. Review the history of assessment increases, delinquency rates, and recent meeting minutes for signs of deferred maintenance or planned projects.
Insurance and owner responsibilities
Associations typically carry insurance for common elements. Your policy needs depend on what the declaration assigns to owners versus the association. Confirm whether you need interior dwelling coverage or an HO-6 policy, what contents are covered, and whether loss assessment coverage is recommended.
Enforcement and liens
HOAs enforce rules through fines, suspension of amenity access, and lien rights for unpaid assessments. In Illinois, associations can record liens and may pursue foreclosure for prolonged nonpayment. Always confirm lien status with your title company before closing.
Resale documents and closing steps
If you are buying or selling a property in an HOA, plan ahead for the documents the association and your title company will require.
Core documents buyers should review
- Declaration and all amendments
- Bylaws and Articles of Incorporation
- Rules and Regulations and any architectural guidelines
- Condo plats or site plans, if applicable
- Current budget and most recent financial statements
- Reserve study, if available, and current reserve balance
- Board and membership meeting minutes, often 12 to 24 months
- Insurance declarations for association policies
- Current assessment amounts and any unpaid balances tied to the property
- History of special assessments and any pending or anticipated charges
- Management contact information and service contracts
- Disclosure of pending or threatened litigation
Estoppel and resale certificates
An estoppel or resale certificate verifies the unit’s account status. It typically confirms current dues, unpaid balances, special assessments, and any pending litigation, and may summarize key rules. Title companies use this to ensure there are no undisclosed liens.
Turnaround times and fees can vary by Illinois law and by association process. Expect a few business days up to a couple of weeks depending on management staffing. Confirm current requirements with your title company or attorney.
Timing and who pays fees
Order the resale or estoppel package early, ideally right after contract acceptance. Late requests can delay closing. Your purchase contract or local custom determines who pays the fee, so confirm this during negotiations.
Where to find HOA records locally
- Madison County Recorder of Deeds: Recorded declarations, amendments, plats, and other covenants for Edwardsville properties.
- Madison County Assessor: Parcel identification that helps locate the correct recorded documents.
- City of Edwardsville Planning and Zoning or Building Department: Municipal permits and code compliance history that apply alongside HOA rules.
- Title companies: Lien and covenant searches, plus coordination of estoppel certificates for closing.
- Community management companies or HOA board contacts: Primary sources for resale packages, current assessments, and day-to-day rules.
- Real estate and association attorneys: Guidance for complex covenant questions, disputes, or litigation disclosures.
Buyer checklist
Use this list before you choose an HOA property in Edwardsville:
- Obtain and read the Declaration, Bylaws, and Rules and Regulations.
- Request an estoppel or resale certificate to confirm dues, balances, and special assessments.
- Review the current budget, recent financial statements, and any reserve study and reserve balance.
- Ask about recent and planned assessment increases and whether special assessments are anticipated.
- Read meeting minutes for the past 12 to 24 months for maintenance or legal issues.
- Confirm what the association’s insurance covers versus what you must insure.
- Ask about rental restrictions, occupancy rules, and any registration requirements.
- Verify pet policies, parking rules, and the architectural approval process and timelines.
- Get management contact information and confirm response times for approvals.
- Ask about any pending or recent lawsuits and potential financial exposure.
- Clarify maintenance responsibilities for roof, exterior, driveway, yard, and fencing.
- Confirm which utilities are included in assessments, if any.
- Verify any transfer or move-in fees due at closing.
Seller checklist
Prepare these items early to keep your transaction on track:
- Order the association resale package or estoppel in advance and confirm who pays the fee per your contract.
- Pay any outstanding dues or fines, or be ready to provide payoff amounts at closing.
- Gather the Declaration, Bylaws, Rules and Regulations, budget, meeting minutes if requested, and insurance declarations for the buyer.
- Provide management contact information and any vendor or contractor warranties that will convey.
- Disclose any open violations or disputes that could affect buyer approval or future assessments.
- Coordinate with the title company to ensure the estoppel remains valid through closing.
- Resolve or disclose architectural issues before listing to avoid delays.
Final thoughts
A well-run HOA can offer clear standards and maintained amenities. The key is knowing the rules, understanding the budget and reserves, and ordering the right resale documents early. With the right prep and local guidance, your Edwardsville closing can be smooth and predictable.
Have questions or want help comparing neighborhoods and fees? Connect with Delores Doussard for local insight, document prep guidance, and a plan tailored to your goals. Schedule a Free Consultation.
FAQs
What are typical HOA fees in Edwardsville?
- Fees vary by community and amenities, so always confirm the current amount, the history of increases, and what services are included.
Can an Illinois HOA foreclose for unpaid dues?
- Associations can record liens for unpaid assessments and may pursue foreclosure for prolonged nonpayment; confirm details with your title company or attorney.
Who enforces HOA rules in Edwardsville communities?
- The HOA board enforces covenants using processes in the governing documents, which can include fines, suspensions, and lien actions, often with an internal appeal option.
Can you rent a property in an Edwardsville HOA?
- It depends on the specific Declaration and Rules; some associations restrict or regulate rentals, so review the documents before leasing.
Do HOA rules override Edwardsville city codes?
- No, municipal codes still apply and cannot be overridden by private covenants; HOAs can add private restrictions that are in addition to city rules.
What does an HOA estoppel or resale certificate include in Illinois?
- It typically confirms current dues, unpaid balances, special assessments, and any pending litigation tied to the unit, and is used by the title company to clear closing.
