Buying a home in New Albany often means buying into a homeowners association. That can be a great fit if you want consistent curb appeal, well-kept amenities, and clear standards. It also means you agree to a specific set of rules, fees, and processes that vary by neighborhood. In this guide, you’ll learn how HOAs work in New Albany, what to review before you make an offer, and how to protect your budget and timeline. Let’s dive in.

How New Albany HOAs work

New Albany is a master-planned community with multiple associations. Many neighborhoods have a master association that manages big-picture amenities and design standards, plus sub-associations that handle neighborhood-level rules and services. If you are considering a condo or townhome, there may be a separate condominium association for shared walls and common roofs.

HOAs in Ohio run on recorded covenants and bylaws, plus any rules and architectural guidelines. These documents are binding and recorded with the county. Day-to-day operations are usually handled by a professional management company, while a board of directors sets policy.

In some newer sections, the developer may still control the board or hold design authority. Control eventually shifts to a homeowner-elected board, but the timing and terms differ by community. Always confirm who currently controls approvals in the neighborhood you are considering.

What to review before you offer

Before you write an offer, ask the seller, listing agent, or management company for the following. Each item tells you something important about costs, rules, and risks.

CC&Rs (Covenants, Conditions & Restrictions)

• Purpose: Defines owner obligations, use restrictions, architectural controls, assessments, and enforcement.
• Look for: exterior change limits, rental caps, short-term rental rules, pet limits, yard and structure rules, and special assessment language.

Bylaws and Articles of Incorporation

• Purpose: Board elections, meetings, voting rights, and quorum rules.
• Look for: how directors are chosen, owner voting power, and open-records provisions.

Rules, Regulations, and Architectural Guidelines

• Purpose: Day-to-day rules and the process for exterior changes.
• Look for: required forms, approval timelines, penalties, and standards for fences, paint, and landscaping.

Current Budget and Financial Statements

• Purpose: Shows income and expenses and whether dues cover operating costs.
• Look for: recurring deficits, insurance and utility costs, management fees, and amenity expenses.

Reserve Study and Reserve Balance

• Purpose: Plans for long-term repairs like paving, roofs, or pools.
• Look for: recommended funding versus actual balance. No reserve study is a concern.

Meeting Minutes (12–24 months)

• Purpose: Insight into recent issues and near-term projects.
• Look for: rule changes, special assessments, litigation, repeated violations, and major repairs.

Insurance Declarations or Master Policy Summary

• Purpose: Clarifies what the association insures and what you must insure.
• Look for: coverage type and limits, deductibles, and whether exterior or roofs are covered for attached homes.

Assessment History and Schedule

• Purpose: Tracks increases and special assessments over time.
• Look for: frequent spikes, large recent increases, or known upcoming projects.

Delinquency Reports and Collection Policy

• Purpose: Measures financial health and how the HOA handles late payments.
• Look for: high delinquency rates and aggressive lien or foreclosure practices.

Pending Litigation Disclosure

• Purpose: Identifies legal risks that could impact dues.
• Look for: suits involving the association, developer, or vendors and whether insurance may cover claims.

Management and Vendor Contracts

• Purpose: Shows who provides services and at what cost.
• Look for: automatic renewals, high fees, or single-source vendor risk.

Estoppel or Resale Certificate

• Purpose: Official statement of dues, charges, and compliance status for the property.
• Look for: outstanding balances, estoppel fee amount, and any open violations.

Recorded Plats and Easements

• Purpose: Confirms lot lines and restrictions recorded with the county.
• Look for: utility easements, rights-of-way, and any separate recorded agreements.

HOA fees and assessments

HOA dues typically fund the upkeep of common areas, landscaping, irrigation, insurance for common elements, management fees, utilities for shared spaces, and contributions to reserves. Some New Albany neighborhoods include lawn care or snow removal for individual homes, while others do not. Always confirm exactly what is covered for the property you’re considering.

Reserves are savings for predictable big-ticket items like road resurfacing or pool replacement. When reserves fall short or costs are unexpected, the board may levy a special assessment. Large or frequent special assessments are a red flag and deserve closer review.

Many associations also charge transfer, administrative, or estoppel fees during a sale. The purchase contract typically defines who pays these fees. Confirm amounts and timelines early so you can plan your budget.

Rules, approvals, and everyday life

Most New Albany HOAs use an Architectural Review Committee for exterior changes. You usually need written approval for fences, additions, decks, major landscaping, and exterior paint. The process can take time, so confirm the expected timeline if you plan updates shortly after closing.

Common use rules may include rental restrictions, limits on short-term rentals, pet rules, and guidelines for parking or commercial vehicles. Some neighborhoods also regulate home-based businesses. If a rule affects your plans, get clarity in writing before you waive contingencies.

Enforcement often follows a stepwise path: warning, fine, lien, and in rare cases foreclosure. Understanding the association’s violation process and typical fines helps you avoid surprises.

Maintenance responsibilities depend on the community type. Single-family HOAs often handle only common areas unless the neighborhood includes lawn or exterior services. Condominium and townhome associations typically maintain exterior structures and shared systems, while owners cover interiors. Always confirm responsibilities in the declaration and master policy.

Due diligence checklist

Collect these items before you finalize your offer or during your HOA review period:

• From the seller:
  • Current estoppel or resale certificate
  • CC&Rs, bylaws, rules, and architectural guidelines
  • Any notices of violations or HOA correspondence
• From the HOA or management company:
  • Current budget and last 2–3 years of financial statements
  • Reserve study and current reserve balance
  • Delinquency report and assessment history
  • Insurance declarations or master policy summary
  • Board meeting minutes for the last 12–24 months
  • Pending litigation summary and legal counsel contact
  • Management contract and key vendor agreements
  • Written policies on rentals, short-term rentals, and pets
  • Estoppel fee amount, who pays, and document turnaround time
• From public records and local offices:
  • Recorded CC&Rs and plats (Franklin County Recorder)
  • Parcel and property tax data (Franklin County Auditor)
  • City of New Albany codes or variances, if applicable
• Other helpful items:
  • HOA contact details, board roster, and management information
  • Recent community newsletters about capital projects

Timeline and offer strategy

Request the resale packet or estoppel early. Turnaround times vary by association and often run 7 to 14 business days. Build enough time into your offer so you can review everything carefully.

Include an HOA document review contingency. Seven to ten days is a common window, but follow the contract form used locally. If you find issues such as litigation, underfunded reserves, or unclear insurance coverage, consider consulting a real estate attorney before you waive your contingency.

Red flags to watch

• No reserve study or very low reserve balance relative to the community’s needs
• Frequent or large special assessments
• High delinquency rates or aggressive lien practices
• Ongoing or recurring litigation
• Conflicting or unclear governing documents
• Developer still controls the board with no clear turnover timeline
• Rapid turnover of management or board members
• Rules that conflict with your intended use, such as strict rental limits

Smart questions to ask

• Fees and finances:
  • What is the current monthly or annual assessment for this home, and are increases planned?
  • Are special assessments planned or under consideration?
  • What is the current reserve balance, and what does the latest reserve study recommend?
  • What percentage of owners are delinquent on dues?
• Governance and operations:
  • Who manages the association, and how long is the contract?
  • Has the developer turned control over to homeowners?
  • How often does the board meet, and are minutes available to owners?
• Rules and approvals:
  • What are the architectural review steps and typical approval timeline?
  • Are rentals permitted, and are short-term rentals allowed?
  • Are any rule changes pending that could affect this home?
• Insurance and liability:
  • What does the master insurance policy cover, and what are the deductibles?
  • What coverage must individual owners carry?
• Projects and litigation:
  • Are any capital projects planned in the next one to three years?
  • Is the association involved in any pending litigation or claims?
• Sale logistics:
  • How much is the estoppel or resale certificate fee, and who pays it?
  • Are there transfer or application fees for new owners?

Local resources to consult

• Franklin County Recorder for recorded covenants, plats, and easements
• Franklin County Auditor for parcel and property tax information
• City of New Albany planning or community development for master plan context and relevant ordinances
• Your HOA or management company for resale packets and clarifying questions
• Community Associations Institute for general HOA education and reserve guidance
• A local insurance agent to align your policy with the master policy
• A local real estate attorney or title company for document review when needed

Final thoughts and next steps

Buying into an HOA in New Albany can give you a well-kept neighborhood, shared amenities, and consistent design standards. The key is to confirm the rules, fees, reserves, and responsibilities for the specific property you want to buy. With the right documents and a clear review period, you can move forward confidently and avoid surprises after closing.

If you want a neighborhood-by-neighborhood look at how HOAs vary across New Albany, I’m here to help you compare options, interpret documents, and craft a smart offer. Reach out to Sarah Berlin Moore for local guidance and calm, practical support from first showing to closing.

FAQs

What is an HOA in New Albany?

• A homeowners association sets and enforces community standards, manages common areas and amenities, and collects dues under recorded covenants and bylaws.

What do HOA fees typically cover in New Albany?

• Dues often fund landscaping of common areas, amenity upkeep, management fees, insurance for common elements, shared utilities, and reserves for long-term repairs.

How do special assessments work in Ohio HOAs?

• If reserves are insufficient or costs are unexpected, the board can levy a one-time charge on owners, based on the process described in the governing documents.

What is a reserve study and why does it matter?

• A reserve study estimates future repair costs for major components and recommends savings targets, helping stabilize dues and reduce surprise assessments.

What documents should you review before buying in an HOA?

• Review CC&Rs, bylaws, rules and architectural guidelines, budgets and financials, reserve study, minutes, insurance, assessment history, delinquency reports, and any litigation.

How long does the HOA resale packet take in New Albany?

• Turnaround varies by association and often takes 7 to 14 business days, so request it early and build time into your offer.

Are short-term rentals allowed in New Albany HOAs?

• Many associations restrict or prohibit short-term rentals. Check the CC&Rs and rules for the property you are considering and confirm with management.