What’s included in condo fees?
Think your condo fees are just mysterious monthly payments? Here’s exactly what you’re paying for — and how it affects your sale.
Why condo fees matter when selling a condo
Condo fees move deals. Buyers scan fees first. High fees reduce cash flow and scare investors. Low fees can mean deferred repairs. As a local realtor with a track record in this market, Tony Sousa uses fee knowledge to price condos right and close faster.
What’s included in condo fees — clear, line-by-line
Condo fees cover shared costs the owner can’t bill individually. Here are the common line items you’ll see:
- Common area maintenance: hallways, lobbies, elevators, landscaping. This is usually the biggest chunk.
- Building insurance: insures the structure and common areas (not your personal contents or unit improvements).
- Utilities (sometimes): water, gas, heat, hydro for common areas. Some condos include unit utilities like water or heat.
- Reserve fund contributions: long-term savings for major repairs (roof, elevators, piping). Mandatory and critical.
- Property management fees: the company that runs daily operations and enforces rules.
- Security and concierge: 24/7 staff, cameras, access control.
- Trash and recycling: regular pickup and disposal costs.
- Cleaning and janitorial: keeping common spaces presentable.
- Amenities upkeep: pools, gyms, party rooms, rooftop terraces.
- Grounds and snow removal: exterior maintenance in all seasons.
- Administrative costs: legal, accounting, meeting expenses, condo board governance.
- Special assessments or interest on them: temporary charges for unexpected repairs or projects.
Tip: Always ask for a recent breakdown and the reserve fund study before listing or buying.
How condo fees affect market value and speed of sale
- Buyers calculate monthly carrying costs. Higher fees lower the price top buyers will pay.
- Lenders consider fees in mortgage approvals. Excessive fees can reduce buyer eligibility.
- Healthy reserves and clear budgets make listings sell faster and at better prices.
What sellers must disclose and why transparency wins
Provide the buyer with:
- Latest condo fee statement and budget
- Reserve fund study and balance
- Minutes of recent board meetings (shows upcoming projects or disputes)
- Any current or planned special assessments
Transparency reduces surprises, negotiates smoother, and keeps deals from collapsing at inspection or closing.
Quick checklist for sellers to boost buyer confidence
- Get an updated budget and reserve fund statement
- Fix small cosmetic issues in common areas (helps listing photos)
- Highlight included utilities and amenities in your marketing
- Price to reflect true carrying costs — don’t hide fees in the fine print
If you want a straight answer about how your condo fees will impact sale price and time on market, call Tony Sousa. He knows this neighbourhood, reads budgets fast, and positions condos to sell.
Contact Tony Sousa: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
No fluff. Just clear facts buyers and sellers need to win the deal.
