What to Expect for Condo Maintenance and Condo Maintenance Fees
Buying a condo offers many perks—from urban convenience and shared amenities to fewer responsibilities compared to owning a single-family home. However, a key element that often surprises first-time buyers is condo maintenance and the associated condo maintenance fees. Understanding what these fees cover and how they’re managed can help you make informed decisions and avoid future frustration.
In this guide, we’ll break down what you should expect when it comes to condo maintenance responsibilities and fees.
Condo maintenance refers to the ongoing care and upkeep of the shared areas and systems in a condominium community. While you own your individual unit, everything outside of it—hallways, lobbies, roofs, elevators, amenities, and the building structure—is typically maintained by a condo association or homeowners’ association (HOA).
This includes:
Landscaping and lawn care
Snow and trash removal
Repairs to roofs, exterior walls, and common plumbing/electrical
Janitorial services for shared spaces
Maintenance of amenities like pools, gyms, or clubhouses
Elevator upkeep
Pest control in common areas
HVAC maintenance (if shared)
Condo maintenance fees, also known as HOA fees or association dues, are monthly payments made by unit owners to cover the cost of maintaining and operating the building’s common areas and systems.
Building Repairs & Upkeep
Exterior painting, roof repairs, hallway lighting
Utilities for Common Areas
Water, electric, gas (for lobbies, hallways, shared amenities)
Staff Salaries
Doormen, maintenance crews, concierge, property managers
Insurance
Master policy covering the building structure and liability for common areas
Amenity Operations
Pool cleaning, gym equipment upkeep, security systems
Reserve Fund Contributions
Future major repairs or upgrades (like replacing a roof or elevator)
Maintenance fees vary widely depending on:
Location (Urban condos generally cost more)
Size and age of the building
Included amenities
Number of units sharing the costs
Basic condos with few amenities: $200–$400/month
Mid-range buildings with amenities like a gym or doorman: $400–$800/month
Luxury high-rises with concierge, pool, and full services: $800–$2,500+/month
In some cities (like New York or San Francisco), it’s not uncommon for fees to be over $3,000/month in ultra-luxury buildings.
Condo maintenance fees aren’t fixed forever. They can increase based on:
Inflation and rising labor costs
Aging building infrastructure
New amenities added
Inadequate reserve funds
Emergency repairs (e.g., unexpected roof damage)
It’s critical to review the building’s financial statements and reserve study before purchasing a condo. A well-managed building plans ahead for large expenses and avoids frequent special assessments (one-time charges for major repairs).
Most condos are managed by a property management company hired by the condo board. These professionals coordinate repairs, manage budgets, handle staffing, and communicate with residents. However, some smaller buildings may be self-managed.
As a unit owner, your main responsibility is maintaining the interior of your unit—walls, flooring, fixtures, and appliances—while the association takes care of everything outside.
Predictable monthly budgeting
No stress over exterior repairs
Access to amenities without individual upkeep
Professional management
Can be costly in high-end buildings
May rise over time
Fees must be paid regardless of usage (e.g., if you never use the pool, you still pay for it)
Risk of mismanagement or poor financial planning
Ask for a full breakdown of monthly fees
Review the reserve fund status and last reserve study
Check for history of special assessments
Understand what’s included (and not)
Talk to current residents if possible
Condo maintenance and the associated fees can be both a benefit and a financial obligation. When well-managed, they free you from the burdens of exterior upkeep while giving you access to desirable amenities and community perks. But they also require a commitment to monthly payments and trust in your condo board’s financial decisions.
As with any real estate investment, due diligence is key. By understanding what to expect from condo maintenance and condo maintenance fees, you’ll be in a better position to choose the right home—and lifestyle—for your needs.
Ready to find your next Chicago condo? Our team lives and breaths the Chicago real estate market, and can help you make the most informed decision for your next home purchase. Get in touch with our team today to start your search!
Get in touch with Luxury Living's team of experienced licensed real estate brokers and take the first step in buying or selling a home in Chicago.
