You look at two Brickell condos that feel similar, but one HOA fee is hundreds more each month. Which one actually costs less to own? In Brickell’s high‑rise market, the headline HOA number rarely tells the full story. You want clarity before you write an offer. In this guide, you will learn what Brickell condo HOA fees typically cover, what they usually exclude, how to calculate your true monthly cost, and the key documents and red flags to review. Let’s dive in.
What HOA fees usually cover
Brickell’s towers run complex buildings with staff, security, and amenities. Your monthly fee supports operations that keep the building safe, clean, and functional.
Staffing and management
- On‑site property manager and administrative staff
- Front desk or concierge, maintenance, housekeeping, pool and valet attendants
- Management company contract fees
Building operations and maintenance
- Routine repairs for common areas such as lobbies, hallways, roofs, façades, and elevators
- Elevator service contracts and inspections
- Janitorial supplies, groundskeeping, and pool care
Utilities for common areas, and sometimes for units
- Water and sewer for common areas or master‑metered water for units
- Electricity for common areas and building systems, sometimes for units if master‑metered
- Trash and recycling services
Insurance for the association
- The master insurance policy that covers the building structure and common elements
Reserves and capital projects
- Contributions for future replacements such as roofs, elevators, building HVAC, façade work, and pools
- Operating contingency and reserve allocations
Amenities and services
- Fitness centers, pools, spas, lounges, clubrooms, and meeting rooms
- Security staff, gate or guard services, cameras, and access systems
- Valet services and parking garage maintenance, which may be separate in some buildings
Administration and compliance
- Legal and accounting fees, audits or financial reviews
- Office supplies, communications, postage, and required filings
Taxes and fees paid by the association
- Property taxes on common elements or association‑owned property
Practical tip: Luxury towers with full concierge, valet, and multiple amenity spaces tend to have higher HOA fees than amenity‑light buildings. You may pay more each month but spend less on separate utilities if services are bundled.
What HOA fees usually exclude
Each building is different, so always confirm with the association. In Brickell, most HOAs do not cover the following:
- Your unit’s property taxes
- Your HO‑6 condo policy for interior finishes, personal property, and liability
- Your mortgage payment and interest
- Unit utilities when individually metered, such as electric, gas, internet or TV
- Interior maintenance or repairs for your unit’s finishes, appliances, and fixtures
- Special assessments for unexpected repairs or underfunded projects
- Optional or pay‑per‑use services, such as storage, additional or reserved parking, guest services, or private event fees
Important nuance: Buildings vary widely on water, cable or internet, and even cooling. Master‑metered utilities increase the HOA but can lower your out‑of‑pocket utility spend. Individually metered units flip that trade‑off.
Calculate your true monthly cost
Comparing HOA fees alone can mislead you. Use a simple framework to evaluate the full monthly picture.
Effective monthly cost =
- Monthly HOA fee
- Plus annual special assessments divided by 12
- Plus your estimated HO‑6 insurance
- Plus utilities you pay that the HOA does not cover
- Plus a monthly share of any disclosed one‑time projects or repairs
If you want an “all‑in” housing number, add your mortgage principal and interest and your monthly property tax escrow. Always label items as current or projected.
Normalize by unit size
- Compare HOA per square foot by dividing the monthly fee by unit size.
- Or compare HOA per bedroom. A smaller unit in a high‑service tower may carry a higher fee per square foot than a larger unit in a leaner building.
Look beyond the headline
- Amenities: High‑amenity buildings cost more to run. Factor in whether you will actually use those spaces.
- Staffing: Concierge, valet, and on‑site engineers drive payroll. That shows up in the budget.
- Utility model: Master‑metered buildings may shift costs into the HOA and reduce separate utility bills.
Adjust for insurance realities
Association master policy premiums in Florida have been volatile in recent years. A building with higher deductibles or weaker insurance placement may face assessments after a loss. Include your HO‑6 premium and the building’s deductible context in your comparison.
Plan for reserves and assessments
Review the reserve study and current balances. If a façade project or elevator overhaul is planned and reserves are short, include expected assessments in your model so you are not surprised later.
Consider rental and investment policies
Short‑term rental exposure can affect wear and tear, staffing needs, and future budgets. Check delinquency rates and reserve strength, since these influence financing and the risk of future assessments.
Documents to request
When you narrow your Brickell search to a few buildings, request these items from the listing agent or the association manager:
- Current annual budget and prior year budgets
- Recent financial statements and bank reconciliations, noting whether they are audited, reviewed, or compiled
- Current reserve study and reserve account balances
- Board meeting minutes from the past 12 to 24 months
- Master insurance certificates and declarations with coverages and deductibles
- Condominium declaration and bylaws to confirm responsibilities and insurance structure
- Notices of any special assessments or capital projects
- Litigation disclosure summaries
- Management contract and major vendor contracts such as elevator, management, security, landscaping
- Estoppel letter during the purchase process to confirm dues and assessments outstanding
- Recent inspection or recertification reports
- Rental, occupancy, pet, and parking rules
- Summary of owner delinquencies in aggregate
Organize these side by side for each building. You will see patterns in costs, reserves, and risk.
Key questions to ask
Pose focused questions so you can compare buildings on equal terms:
- What does the master policy cover and what is the deductible? Is coverage bare walls or walls‑in?
- What is the current reserve balance and has the board followed reserve study recommendations?
- Are any assessments planned in the next 1 to 5 years?
- What percentage of units are rented, and what are the short‑term rental policies?
- Have monthly fees increased recently and why?
- Are water, electric, and cable or internet master‑metered or individually metered? Are parking and storage separate charges?
- Are there any major vendor commitments or litigation that could affect future budgets?
Write the answers down for each building so you can compare them line by line.
Red flags to watch
Be cautious if you see any of the following:
- Low reserve balances relative to the reserve study
- A history of frequent or recent special assessments
- Significant ongoing litigation such as construction defects or insurance disputes
- High delinquency rates among owners
- Missing or incomplete financials, or no audit or review for a large association
- Major capital projects without a funding plan
- Sudden HOA spikes without a clear explanation
Brickell context and rules to know
A few local and statewide factors shape how Brickell HOAs operate and budget.
- Florida Condominium Act: Chapter 718 of the Florida Statutes governs association budgets, records, reserves, and insurance requirements. It also outlines how owners vote on certain reserve decisions. Consult the statute or your attorney for legal guidance.
- Post‑Surfside focus: Since 2021, associations, engineers, and insurers have increased attention on inspections, preventive maintenance, and reserve adequacy. Many buildings have boosted reserves or initiated new studies. Ask for recent structural inspections and recertification status.
- Insurance market volatility: Florida property insurance premiums have seen significant increases, which flow into the association’s master policy costs and your HO‑6 pricing. Request current insurance certificates and ask about trends and deductibles.
- Local inspections and recertification: Miami‑Dade County requires periodic building recertification based on age and other factors. Confirm your building’s status and any required work tied to recertification.
- Tax treatment: HOA dues are not property taxes. Your unit’s property tax is a separate expense. Speak with your tax advisor about any deductibility questions.
Quick buyer checklist
Use this condensed list when you are comparing your top Brickell options:
- Monthly HOA and HOA per square foot
- Utilities included vs individually metered
- Reserve balance and latest reserve study status
- Special assessments, both announced and likely, with amounts and timing
- Recent HOA increases and reasons
- Master insurance coverage summary and deductibles
- Parking, storage, and valet costs and policies
- Rental and short‑term rental rules
- Litigation disclosures and any material vendor contracts
- Board minutes showing upcoming projects or concerns
- Physical condition of lobbies, hallways, exterior, pool, and garage
- Informal resident feedback on management responsiveness and building experience
Bring this to showings and request missing items early in your negotiation window.
Putting it all together
When you compare Brickell condos, think in terms of total experience and total cost. A higher HOA in a well‑run building with strong reserves, master‑metered utilities, and thoughtful staffing can be safer and even cheaper over time than a lower fee in a building that defers maintenance. Use the effective monthly cost formula, normalize by size, and read the financials closely. That is how you protect lifestyle and investment goals at the same time.
If you want a clear, side‑by‑side comparison of your short list, we can help you gather documents, model effective monthly costs, and flag risks before you commit. Connect with Robert Posner and Monika Olimpiew to get started.
FAQs
What Brickell HOA fees typically include
- Staffing, building operations, common area utilities, master insurance, reserves, amenities, administration, and certain taxes paid by the association.
What Brickell HOA fees usually exclude for owners
- Unit property taxes, HO‑6 insurance, mortgage payments, individual utilities when metered, interior repairs, special assessments, and optional services.
How to calculate true monthly condo cost in Brickell
- Add HOA, assessments divided by 12, HO‑6 premium, uncovered utilities, and any disclosed one‑time projects, then add mortgage and tax escrow if you want an all‑in number.
How to compare HOA fees across buildings
- Normalize by unit size using HOA per square foot, note utility billing differences, check staffing and amenity levels, and factor insurance deductibles and reserves.
Which documents to request from a Brickell HOA
- Budgets, financial statements, reserve study and balances, board minutes, insurance certificates, condo docs, assessment notices, litigation summaries, and vendor contracts.
Red flags in Brickell condo associations
- Low reserves, frequent assessments, significant litigation, high delinquencies, unaudited or incomplete financials, unfunded projects, and sudden fee spikes without explanation.
