What WA Buyers Need to Know About HOAs (2025 Guide)
For many Washington buyers—especially first-timers, military families moving to JBLM, and anyone relocating from another state—the idea of an HOA can feel confusing or even intimidating. And I get it. We all hear stories: high fees, strict rules, limited parking, paint color restrictions… it’s a lot.
But here in Washington, HOAs range from very relaxed neighborhoods with minimal dues to fully managed communities that cover exterior maintenance, parks, private roads, and amenities. The key is knowing what you’re buying into, how it impacts your lifestyle, and what questions to ask before you make an offer.
Whether you’re shopping in Puyallup, Dupont, Lacey, Spanaway, Tacoma, Gig Harbor, Bonney Lake, or anywhere else across Pierce, Thurston, King, or Kitsap County—this guide breaks it down clearly so you know exactly what to expect.
If you’re still exploring neighborhoods, this is a great starting point:
Living in Pierce County, WA: Best Cities, Schools, Neighborhoods & Real-Life Lifestyle Insights
1. What an HOA Actually Is (WA Version)
An HOA (Homeowners Association) is an organization that manages rules, maintenance, and shared areas in a neighborhood or condo community.
In Washington, HOAs are common in:
Newer subdivisions
Townhome communities
Condo buildings
Master-planned neighborhoods (Tehaleh, Sunrise, DuPont areas)
Waterfront communities with shared amenities
HOAs help maintain curb appeal and protect home values—but they come with rules you must follow.
2. What HOA Fees Cover in Washington
Fees vary depending on what the community offers.
Here’s what HOA dues may cover:
Road maintenance (private roads are VERY common in WA)
Landscaping of shared areas
Playgrounds & parks
Community centers or clubhouses
Exterior building maintenance (condos & townhomes)
Roof replacement (sometimes)
Snow removal
Septic system maintenance (in some rural communities)
Community pools or gyms
Management fees
On average in Washington:
Single-family HOAs range: $20–$150/mo
Condo HOAs range: $300–$650/mo
It all depends on amenities and what the HOA is responsible for.
3. HOAs Protect Home Values — But They Also Enforce Rules
This is where buyers either love HOAs… or hate them.
Common HOA rules in WA include:
Exterior paint colors
Fence styles
RV or boat parking restrictions
Yard maintenance standards
Trash can placement
Holiday decoration guidelines
Noise restrictions
Pet rules
Home business limitations
Each community is unique, so never assume anything.
4. The HOA Documents You Must Review Before Closing
In Washington, buyers are given a set of HOA documents to review after mutual acceptance. You have a legal window of time to approve or reject the HOA.
You’ll receive documents such as:
CC&Rs (Covenants, Conditions & Restrictions)
Bylaws
Budget
Reserve study
Meeting minutes
Rules & regulations
Any pending assessments
These documents reveal:
How well the HOA is run
Whether the budget is healthy
Whether homeowner dues will increase
Whether big repairs or assessments are coming
Whether there’s conflict within the community
Your agent should help you review these in a clear, easy-to-understand way.
5. The Most Common HOA Red Flags for Washington Buyers
These issues signal deeper problems—and buyers should pay attention to them.
Major red flags include:
Low reserves (not enough money saved)
Lots of delinquent homeowners
Lawsuits involving the HOA
Recent or upcoming special assessments
Constant rule changes
Poor communication from the board
Outdated or incomplete reserve studies
High turnover of management companies
Poorly managed HOAs can lead to sudden expenses—and big headaches.
6. Can an HOA Prevent You From Buying a Home?
Yes… and no.
Condo HOAs
Some require:
Minimum credit scores
Background checks
Income verification
Owner-occupancy ratios
Limits on rental units
Single-Family HOAs
Very rarely screen buyers.
But both can create financing issues if:
Litigation is active
Reserves are low
A high percentage of units are rentals
There are structural concerns
This often shows up during underwriting, so it’s important to know early.
7. WA Buyers Often Forget to Factor HOA Fees Into Their Budget
This is especially common among:
First-time buyers
Military families on BAH
Buyers relocating from lower-cost states
Condo and townhome shoppers
HOA dues affect:
Monthly payment
Debt-to-income ratio
Maximum purchase price
A $400/month HOA can lower your purchasing power by tens of thousands.
If you’re comparing cost of living between areas, this helps:
Cost of Living in Tacoma vs. Puyallup
8. HOAs and Parking: One of the Biggest Surprises for WA Buyers
Parking rules catch a lot of buyers off guard.
Common restrictions include:
No street parking overnight
No RVs, boats, or trailers
Limited guest parking
Assigned parking for condos
Tow policies for violations
If you own multiple vehicles, or if you frequently host family/friends, this matters.
9. HOAs and Pets: Rules Vary More Than You Think
Most HOAs allow pets—but with conditions.
Restrictions may include:
Breed limits
Number of pets
Weight limits (common in condos)
Leash requirements
Waste rules
Always confirm the pet policy during your HOA review period.
10. HOAs and Rentals: Huge for Military Families
If you may rent your home later (PCS, deployment, or investment purposes), pay close attention.
Rental restrictions may include:
Capped number of rental units
Owner-occupancy requirements
Minimum lease terms
No short-term rentals
Many communities around JBLM limit rentals due to demand.
If you’re planning ahead for PCS timelines, this is helpful:
How to Sell Your Washington Home Fast During a PCS
11. HOAs vs No HOA — Which Is Better in Washington?
There’s no right or wrong—just what fits your lifestyle.
HOA Pros
Protects property values
Maintains neighborhood appearance
Handles shared maintenance
Offers amenities
More predictable upkeep
HOA Cons
Monthly fees
Rules and restrictions
Limited parking
Potential assessments
Less freedom with home changes
If you value privacy, flexibility, space for RVs/toys, or creative freedom—non-HOA homes may be better.
If you want structure, low maintenance, and neighborhood consistency—HOA communities can be a great fit.
12. Final Thoughts: Don’t Fear HOAs—Just Understand Them
The key to successfully buying in an HOA community is clarity.
You want to understand:
The rules
The financials
The future expenses
The lifestyle expectations
With the right information, an HOA can provide stability, ease, and strong value—especially in Washington’s competitive market.
If you’re exploring HOA and non-HOA neighborhoods in Washington and want help understanding which areas fit your lifestyle, I’d love to walk you through it. We can create a plan that matches your budget, commute, and long-term goals.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence