Wondering what your HOA fee actually covers in Dr. Phillips or greater Orlando? You are not alone. With so many condos, townhomes, and single-family neighborhoods in this area, coverage can look very different from one community to the next. In this guide, you will learn what HOAs typically include, what they do not, how fees work in Central Florida, and the key documents to review before you buy. Let’s dive in.
HOA basics in Dr. Phillips
In Dr. Phillips, you will find three common types of associations, and the type often determines coverage.
- Condominiums: The association usually owns and maintains the building structure and exterior, along with shared systems and amenities. Owners are typically responsible for the interior of their unit.
- Planned Unit Developments or single-family home HOAs: These associations often maintain common areas and amenities. Exterior maintenance of individual homes varies by community.
- Townhomes: Responsibilities are mixed. The association may cover parts of the building envelope, while owners handle some exterior or yard items.
Parts of Dr. Phillips fall within the City of Orlando and parts are in unincorporated Orange County. Trash collection, permitting, and certain rules can differ by jurisdiction, so confirm the exact location of any property you are considering.
What HOAs commonly cover
Coverage depends on the governing documents, but many Dr. Phillips and Orlando-area communities include these categories.
Common areas and amenities
- Entrance landscaping, medians, and irrigation for shared areas
- Entry signage, community lighting, and street trees where privately maintained
- Pools, clubhouses, fitness rooms, playgrounds, sport courts, and walking trails
- Private roads and gates in gated neighborhoods, plus any shared security systems or cameras
Exterior maintenance
- Condos: Building exterior, roofs, structural elements of windows and balconies, exterior painting, hallways, and shared stairwells or elevators
- Some PUDs and villa communities: Exterior painting, roof repair or replacement, gutters, and exterior pest or mold remediation for shared elements, when defined by documents
Always verify what is included for your specific property type. Two communities a mile apart can have very different rules.
Insurance and utilities
- Master policy for common elements and, in many condos, the building structure
- Utilities for common areas, such as irrigation water, pool or spa utilities, and lighting
- Some associations negotiate bulk cable or internet for residents, though this is less common than it used to be
The scope of the master policy matters. It can range from limited common-area coverage to broader structural coverage in condos. That choice affects what you will carry on your personal policy.
Management and reserves
- Professional management, accounting, collections, and vendor coordination
- Reserve fund planning and contributions for big-ticket items, such as roofs, pavement, and pool equipment
- Contracting and overseeing capital repairs when needed
What HOAs usually do not cover
Most owners should plan to handle the following unless the community documents say otherwise:
- Interior items: appliances, cabinets, flooring, drywall inside your unit or home
- Private driveways and walkways tied to your lot
- Landscaping within your lot, especially rear yards
- Interior pest control for your dwelling
- Utilities that serve your home directly, such as electric, water, and sewer
- Your personal insurance policy, including contents and interior finishes, plus loss assessment coverage when appropriate
Rental compliance is another common gap. Many HOAs restrict short-term rentals, but local permits and rules are a separate layer.
How HOA fees work in Orlando
HOA dues vary widely across Central Florida. Basic single-family communities often have modest annual or monthly fees that cover shared landscaping and limited amenities. Amenity-rich neighborhoods and condo associations generally have higher monthly dues because they include more services and insurance.
Several factors can increase dues:
- Costly amenities like staffed clubhouses, extensive fitness facilities, or guarded gates
- Older infrastructure that requires more reserve funding for future repairs
- Higher insurance premiums in Florida, including wind and hurricane risk
- Special assessments to address major repairs or budget gaps
- Legal or litigation expenses
Healthy reserves are critical. Associations should conduct reserve studies to plan for capital repairs. If reserves fall short, boards may raise dues or levy special assessments.
Condo vs. single-family: what to expect
Here is a simple way to think about it:
- In many Dr. Phillips condos, the association takes care of the building exterior, roof, and common elements. The master policy often covers the structure, so your personal policy focuses on interior finishes and contents. Dues are higher because you are sharing more building costs and insurance as a group.
- In many single-family PUDs, you own and maintain your home’s exterior, including roof and paint. The HOA typically maintains the entry landscaping and amenities. Dues are often lower, but you need to budget for your own exterior upkeep and insurance.
Townhomes fall in between. Some communities cover roofs and exterior walls, while others require owners to handle a portion of exterior maintenance. Always confirm the exact responsibilities in the documents.
Communities near Sand Lake Road, Turkey Lake, and the Bay Hill area often feature robust amenities and gates. These conveniences can come with higher dues that cover broader common-area services.
Short-term rentals and local rules
If you plan to rent your property, check two layers of rules. First, review the association’s rental restrictions, including minimum lease terms and any short-term rental bans. Second, confirm local city or county regulations for the specific property address. Areas closer to the theme parks and tourist corridor may have tighter community restrictions and more active enforcement.
Due diligence checklist before you buy
Ask the seller or property manager for a complete set of documents and confirmations. Use this checklist to compare communities side by side.
Documents to request:
- Declarations or CC&Rs, bylaws, articles of incorporation, and rules and regulations
- Current budget and recent financials
- Most recent reserve study and funding plan
- Estoppel or payoff letter showing assessment amounts, status, and any special assessments
- Insurance certificate for the master policy, including coverage and deductibles
- Board meeting minutes for the past 12 to 24 months
- List of key vendors and management agreements
- Any litigation disclosures
- Written rules on rentals and any registration steps
- Recent and upcoming capital projects, such as roof replacements or paving
- Pet, parking, and architectural review rules, plus the application process for exterior changes
Questions to ask:
- What does the master insurance policy cover, and what are the deductibles?
- Are any special assessments planned in the next 12 to 36 months?
- What is the current delinquency rate for assessments?
- When was the last dues increase and why?
- What maintenance is underway and what is deferred?
- How are amenities and gate access managed, such as fobs or codes?
- Does the HOA provide any bulk services, such as cable, internet, trash, or lawn care for lots?
- What are the short-term rental rules and how are they enforced?
- Who is the point of contact after storms or for emergency maintenance?
Budgeting tips for your purchase
Compare the total monthly housing cost across properties, not just the mortgage payment. Include estimated HOA dues, property taxes, and your personal insurance. If a condo’s dues are higher, it may reflect valuable structural coverage and shared services that lower other expenses.
Ask for the most recent budget, reserve study, and history of dues increases or special assessments. Then stress-test your budget by considering a reasonable increase in dues or a possible one-time assessment.
Local risks to consider
- Hurricane and storm risk can raise association insurance costs and deductibles, which can affect dues and special assessments
- Aging infrastructure in older communities can lead to larger near-term capital projects
- Short-term rental pressures and enforcement can vary by neighborhood; confirm rules early
- Insurance markets in Florida can shift quickly, so coverage terms and premiums may change year to year
Working with local guidance
Every HOA is document specific. Two neighborhoods can have similar amenities but very different maintenance obligations, insurance structures, and reserve health. If you take time to read the governing documents, review the master policy, and ask the right questions, you can avoid surprises and choose the community that truly fits your lifestyle and budget.
If you want help comparing HOA coverage across Dr. Phillips and the Orlando area, reach out for a friendly, no-pressure conversation. You will get clear guidance on documents, fees, insurance, and neighborhood differences so you can buy with confidence. Connect with Richard Sherrod to get started.
FAQs
What do HOA fees usually include in Dr. Phillips condos?
- Many condos include building exterior maintenance, roofs, structural elements, common-area utilities, amenities, and a master insurance policy, while owners cover interior finishes and contents.
Does my HOA cover the roof on a townhome?
- It depends on the community; some townhome associations cover the roof and exterior, while others assign those items to owners, so review the CC&Rs and budget.
How do special assessments work in Florida HOAs?
- Boards can levy special assessments when reserves are insufficient for major projects or unexpected costs, following procedures in the governing documents and Florida law.
What insurance do I need if there is a master policy?
- Your personal policy should complement the master policy, typically covering interior finishes, personal property, liability, and loss assessment when appropriate.
Are short-term rentals allowed in Dr. Phillips communities?
- Many associations restrict or prohibit short-term rentals; always check the HOA’s rental rules and confirm any city or county requirements for the property’s location.
How can I tell if a home is in the City of Orlando or unincorporated Orange County?
- Verify the property’s jurisdiction through local government resources or official records, since services and certain rules can differ by location.
