Home can mean many different things. For some people, home is a wood frame house with a large, inviting front yard, perhaps enclosed by a low fence and some nice tropical landscaping. Other people want the convenience of condominium living, free from the maintenance, yard work, roof repairs, etc. of a traditional single family home. Many people choose a condominium because it better fits their budget. While condos can be cheaper, there are spacious luxury condos for those who can afford the best. What are the considerations when you have to choose between a house and a condo?
Keep in mind that Hawaii has the largest percentage of condominium vs. single family ownership of any state in the nation. We were also the first state in the nation to adopt a condominium law (1961). With our shortage of useable land and higher construction costs, Island residents ranging from young families to professional couples and retirees are choosing the condominium lifestyle. Could it be right for you?
Condominium DefinitionsIt sounds obvious if you think or the high-rises that tower over the urban areas of Makiki, Kapiolani, Waikiki and Aiea to name a few. Actually a condominium is a form of ownership, not an architectural style. It may look like a house, a townhouse, or a high-rise, or anything in between. What makes it a condominium is the shared land and usually some amenities or other features that are owned in common.
When you buy a condominium your purchase includes private and individual ownership of your particular space, which may be just a block of air in the sky in the case of a high-rise! You also become owner of an undivided share in the land (whether leasehold of fee simple) on which the building sits. Any "common elements" such as parking areas, pool, gates or other features which are a part of the development are included in your purchase as well. The use of your particular condominium unit and the common elements is limited by rules and regulations which were drafted when the building was created.
While many condominiums are in fact high rise buildings, there are numerous condominiums that look just like single family homes. The difference might only be obvious on the deed to the property. In this case, the land on which the house sits is actually owned by the condominium association, and any private yard, parking, or lanai for example would be owned by the association but limited to use by the adjacent "condo house" owner. Townhouses, low-rise condos, or apartments are other types of condominiums with different architectural styles but legally identical.
In case that is not complicated enough, Co-ops and PUDs (Planned Unit Developments) are other types of ownership which look like condominiums but are legally distinct. This article will focus more on the lifestyle of condo-type living rather than these finer points of ownership.
Lifestyle OptionsIf you are accustomed to owning a single family home in Hawaii, your weekends are probably jam-packed with chores. Imagine the freedom of condominium life! You can just lock the door on your way to the beach, knowing that the yard crew hired by your association will be doing their weekly mowing and sweeping. If the lawn develops brown patches, the sprinklers will be adjusted and fertilizer will be applied when needed. You can forget about roof repairs or that paint job that seems to come up every 4 or 5 years.
This carefree lifestyle is very appealing to busy young families, overworked professionals, and retirees. By turning over the decision-making power to the condo board, you can focus on your own life.
Privacy and Other ConcernsCondo living puts neighbors closer together than they would be in single family neighborhoods. Shared walls and entries are typical, and noise may be a concern particularly in wood frame buildings. Other types of architecture provide a buffer against carried sounds, with insulated ceilings or concrete walls and floors. Central air conditioning encourages windows to be closed so there is less opportunity for noise to be an issue. This is one reason why it's specially important to check out your condo neighborhood before you buy.
Every condominium has a sort of personality created by the ages, habits, and lifestyles of the people who live there. That's why it's a good idea to visit a condo at different times of the day, and on weekends as well as weekdays. You will get an idea of whether your habits mesh with those of the occupants - before you become an owner.
Who Lives Here, Anyway?You can also learn more by knocking on a few doors of the condos around the one you are considering, meeting the neighbors and getting a better feeling for life in the complex. If your future next door neighbor plays drums, that could be a problem, unless you play the guitar and look forward to in-house jam sessions. However, if you are a light sleeper and the folks upstairs "live loudly", you could inquire as to whether they are long-term occupants or just guests who will be leaving next week. House rules specify "quiet hours" when televisions, stereos, and loud parties should be toned down but you may not want to be the new "enforcer"!
It is standard procedure to receive a set of recent minutes from the Board of Directors meetings before your condo purchase is final. Read carefully for any reference to problems or issues that could affect your comfort and enjoyment of your new home! Your real estate professionals can help you wade through these and other crucial documents.
You will want to carefully review the condo building's disclosure form from statement, also known as "RR105C" which reveals possible problems such as upcoming maintenance fee increases, lawsuits, and other pitfalls that could trickle down to you if they affect the association as a whole.
Yard Work Love It or Leave It!If you are an indoor dweller, you may jump at the chance to live without any outside space to furnish or maintain. Condos are just right for you. You can select one with more interior square footage instead of a lanai which would not be used.
However, many single family homeowners wonder if they can get used to life in a home that is not sitting on the ground and surrounded by a yard. If you truly enjoy gardening, this is a big concern. You might adjust best to one of the many town homes that feature a small fenced yard. This is also handy if you have pets that are accustomed to using the garden for business and pleasure!
There are other options for getting dirt under your fingernails. These include the community gardens located here and there in urban Honolulu, or you could get into container gardening on your own condo lanai. These outdoor spaces vary from a tiny ledge suitable only for isolating cigarette-smoking guests, to spacious terraces large enough for entertaining.
If you plan on using your lanai or balcony for barbecuing, be sure to check with the house rules. Most high rises prohibit barbecuing on the lanai because the smoke carries into other homes. Frequently, a separate barbecue area on the condo grounds is provided for that purpose. Town homes may have more liberal policies as the homes are spaced further apart.
Parking, Pets, and Other PeculiaritiesParking space is limited throughout our compact islands. The fact is that many of us have one or more vehicles central to our lifestyle. If you need parking don't even consider purchasing a condo that lacks the required number of parking stalls! You will spend untold hours of aggravation trying to find a parking space. Newer condos generally accommodate the realties of our mobile habits, and may provide two parking stalls for condos with two or more bedrooms. Guest parking is also included in most newer developments but limited in most of the older complexes.
An enhance public transportation system will eventually come to Oahu, but until then, be realistic about your parking needs. Beware of older condos with inadequate parking, especially in the densely populated urban areas. You can forget having guests stop by if you can't even park yourself! Sometimes there is reliable parking available to rent by the day or month as a satisfactory alternative especially in Waikiki and downtown. Of course, if you don't own a car you can save money by purchasing a condo without parking, as they always cost less.
Animal MagnetismIf you have or want a pet, check the pet policy carefully and speak to the condo Board President to be sure. Living around animals will enrich your life even if you choose not to own one yourself unless you have an allergy or a fear of them. Just be sure your preferences either way will be accommodated in your new home. Some buildings have the pets "grandfathered" in, so just because you see dogs around does not mean you can have one. If you have allergies and want to avoid animals this will also be important to know. Assist animals such as guide dogs are always permitted.
TradewindsArchitecture in condominiums is designed to maximize space and to create views. Or it may have been focused on fitting the most living spaces into the smallest area for the least construction cost! Either way, it's important for buyers to consider the flow of air and natural light.
Unless a building is fully air conditioned, the orientation of the windows and lanais towards the trade winds is crucial! Some condos have windows on only one side. Unless those windows receive adequate airflow you could be sweltering the doldrums for most of the year. It is more desirable to have airflow on two or three sides if you are relying on fresh air to ventilate the place. Ceiling fans will be necessary, and perhaps you should look into the possibility of adding window air conditioning units. Be sure to check for what is allowed in the building first!
On the other hand, condos on high floors with the lanai and windows directly towards the northeast could become wind tunnels during our frequent gusty weather. Patio furniture is a hazard and could become airborne! Winds might whistle through the windows which is a bit unsettling but quite common. The most useful lanais are those protected from the trade winds and the rain that they bring. Then you can keep furniture on them all year round, and enjoy outdoor dining in any month of the year. If you are condo shopping during calm weather, keep this in mind and talk with other occupants or the resident manager.
Everyone Is WelcomeFamilies of all sizes live in condos. Many times this is for financial reasons, since condos cost far less than single family homes. Condos may also be closer to jobs and schools in the central urban areas. When you choose to live in a condo, you will have to accept that your neighbors will include people of all ages and family types.
A condominium building cannot decide to favor senior citizens unless the complex fits into a special category as a "Senior Citizen" Home. The Federal Fair Housing laws prohibit landlords, owners, and condominiums from discriminating against "protected classes" including familial status, sex, marital status, or age (in addition to the obvious race, color & religion etc. categories). This means that children must be permitted in a condominium. Penalties are severe for breaking this law.
Don't even think of applying any prejudices against race, national origin, color, etc. when you buy or sell a condo. You will face the wrath of the Federal and State government, not to mention God and common decency! Our diversity is one of the things that makes our nation great, and forms the beautiful rainbow of residents that comprise the state of Hawaii.
Best wishes finding your home in Paradise, no matter what shape or size it takes. Call your real estate agent for further help or feel free to email me through this column.
