Why do two similar Brookline condos have fees that differ by hundreds each month? You are not alone in asking. When you understand what those fees cover, you can compare apples to apples and avoid surprises later. In this guide, you will learn what Brookline condo fees typically include, what they do not, how reserves and special assessments work, and how to size your true monthly cost. Let’s dive in.
What condo fees usually include
Condominium fees in Brookline are set by each association and governed by the Massachusetts Condominium Act (M.G.L. c. 183A). Most associations budget for common operations and long-term upkeep. Typical inclusions are:
- Building systems and exterior care: roof, exterior walls, foundations, common windows, elevators, hallways, stairs, and lobbies.
- Common-area maintenance: cleaning, lighting, landscaping, snow removal, and trash or recycling service for common areas.
- Master-metered utilities: water and sewer are often included; many mid and larger buildings include heat and hot water; electricity or gas for common areas is common.
- Building services and contracts: superintendent or maintenance staff, doorman or concierge (if present), elevator maintenance, boiler or HVAC service, pest control, and trash removal contracts.
- Insurance: a master policy for the building’s structure and common areas. Your HO-6 policy covers your unit’s interior finishes, personal property, and personal liability.
- Reserve fund contributions: monthly transfers to savings for future capital projects (roof, boiler, elevator, facade).
- Management fees: for professional property management, if used.
- Amenities and shared facilities: gym, pool, community room, roof deck, and parking lot or garage maintenance.
- Common debt service: if the association has a loan for a past capital project, payments may be part of the fee.
Always check the latest budget and fee breakdown to confirm what is included for a specific building.
What fees often do not include
Condo fees are not a catch-all. Items usually paid separately by owners include:
- Individually metered utilities: electricity, internet and cable, and sometimes gas for your unit.
- Interior maintenance and upgrades: repairs and improvements inside your unit.
- Property taxes: billed directly to each unit owner in Brookline.
- Individual HO-6 insurance: coverage for interior finishes, contents, and liability.
- Your mortgage payment and interest.
Heat, hot water, and utilities in Brookline
Brookline has a mix of building ages and systems. That shapes which utilities your fee covers.
- Older buildings (converted brownstones and mid-century properties) often have central steam, oil, or gas heat that is master-metered and included in the monthly fee.
- Newer construction often uses individual heating and hot water systems, so you pay those utilities directly. Some modern projects use centrally metered systems billed to owners by allocation.
- Utility inclusion varies by building. Always verify fuel type and whether heat, hot water, water, or other utilities are included.
Reserves and special assessments
Reserve funds are savings set aside for projected capital repairs like roof replacements, boiler overhauls, elevator work, facade repairs, and paving. Best practice is a formal reserve study that maps out timelines and funding needs. Massachusetts does not mandate a single reserve minimum for all associations, so funding levels vary by building and owner votes.
When reserves are not enough, or when an unexpected cost hits, the association may levy a special assessment on owners. The frequency and size of special assessments depend on reserve health, building age and condition, and governance.
These factors affect you in two important ways:
- A low monthly fee with weak reserves can lead to a large special assessment later.
- Financing can be impacted. Many lenders and loan programs evaluate reserve funding, delinquency rates, and project eligibility. Weak association financials can limit loan options or increase costs.
Also review the building’s master insurance policy. High deductibles can lead to owner-level assessments after a claim. Confirm coverage, exclusions, and deductibles.
How fees vary across Brookline buildings
Several local patterns can help you set expectations. Each building is unique, so treat these as general guides.
Pre-war and small associations
Small converted brownstones and multi-family buildings are common in Brookline. These often have lower monthly fees and minimal amenities. Reserves can be thin, and fewer owners means costs are spread across fewer households when major projects arise.
Mid-century and mid-rise buildings
Garden-style and mid-rise buildings throughout Brookline often feature central heat, elevators, and master-metered utilities. Fees are typically moderate to high, reflecting maintenance contracts and included utilities. If reserves are well planned, your monthly costs can be predictable.
Luxury and newer construction
Newer or luxury residences near Coolidge Corner, Brookline Village, and along key corridors may offer concierge, garage parking, and fitness amenities. Fees are higher, but you often get professional management, robust planning, and services that simplify daily life.
Townhouse-style condos
Townhouse associations may have lower fees because services are limited to exterior maintenance, landscaping, snow removal, and road or driveway care. Owners usually handle more interior and sometimes exterior responsibilities.
Location effects in Brookline
Buildings near commercial hubs like Coolidge Corner, Washington Square, and Brookline Village, or near Chestnut Hill access, may feature more amenities and professional management, which increases total fees. Parking supply and demand can influence whether parking has a separate fee or is included.
Calculate your true monthly cost
Focusing on the fee alone can be misleading. A higher fee that includes heat, hot water, and water can compare favorably against a low fee with large separate utility bills. Use this simple framework:
- Mortgage payment: principal and interest
- Property tax: monthly portion of your annual bill
- Condo fee: monthly association assessment
- Owner-paid utilities: electricity, internet or cable, and gas if not included
- HO-6 insurance: unit owner policy
- Parking or storage: if applicable
- Optional buffer: a monthly set-aside for expected assessments
Example only:
- Condo fee: $900 per month (includes heat, hot water, water)
- Mortgage P&I: $2,000 per month
- Property tax: $700 per month (based on $8,400 annually)
- Electric, cable, internet: $120 per month
- HO-6 insurance: $35 per month
Estimated total monthly housing cost: about $3,755 per month.
Buyer due diligence checklist
Before you commit, request and review the association’s financial and governance documents. At minimum:
- Budget for the last 12 to 24 months, plus year-to-date actuals
- Financial statements for the past 2 to 3 years
- Current reserve fund balance and any reserve study or capital plan
- Board or association meeting minutes for the last 12 to 24 months
- Master insurance certificate, including coverage limits and deductibles
- List of past, current, or pending special assessments
- Owner delinquency report (dollar amount and percent of budget)
- Management contract and key third-party service contracts
- Master deed, bylaws, declaration, and rules (fee allocation method and responsibilities)
- List of planned capital projects with timelines and cost estimates
- Any pending litigation involving the association
Questions to ask the seller, board, or manager:
- Which utilities are included in the monthly fee?
- What is the current reserve balance? Any major projects planned in the next 1 to 5 years?
- Has a reserve study been done? When and what contribution does it recommend?
- Have there been special assessments in the last 5 to 10 years? How much and why?
- What is the current owner delinquency rate?
- Any pending or threatened litigation?
- What is the master policy deductible and where does unit owner responsibility begin?
- Is the building eligible for the type of financing you plan to use?
- Who manages the association and what are the management fees and terms?
- What rental restrictions apply, including short-term rentals?
Red flags to watch
Keep an eye out for signals that your costs or risk could rise:
- Very low fees compared with similar buildings, paired with small or declining reserves
- Frequent special assessments or reliance on assessments for predictable capital work
- High owner delinquency, especially if it exceeds typical thresholds
- Large projects discussed in minutes without a clear funding plan
- A master insurance policy with a high deductible
- Pending or active litigation involving the association
Financing and resale implications
Lenders and loan programs evaluate the financial health of the condo project. Reserve funding, owner-occupancy mix, and delinquency rates can influence loan eligibility and pricing. Buildings with stable budgets and documented reserves tend to support smoother financing.
For resale, buyers value predictability. A clear budget, included utilities, and a credible capital plan can attract more interest. Unpredictable special assessments and unclear project timelines can hinder demand.
Local takeaways for Brookline buyers
- Compare the full monthly cost, not just the fee. Utilities included in many mid-rise buildings can offset a higher fee.
- Building age and size matter. Smaller associations may have lower fees but concentrated risk. Larger, professionally managed buildings often have higher fees and more structure.
- Reserve strength is key. Strong reserves can reduce the chance of sudden assessments.
- Location and amenities add cost but also convenience. Decide which services you value and what you are willing to pay to have them handled for you.
Next steps
If you are comparing condos in Coolidge Corner, Washington Square, Brookline Village, or near the Chestnut Hill line, a quick review of budgets, reserves, and minutes can bring clarity fast. If you want a second set of eyes on a resale package or help modeling total monthly cost, we are here to help. Connect with the data-first advisors at Gathers Realty Group to make a confident choice.
FAQs
What do Brookline condo fees typically include?
- Fees often cover common-area maintenance, master utilities like water and sometimes heat and hot water, building insurance, management, reserves, and any amenities or staffing.
Are property taxes included in condo fees in Brookline?
- No. Property taxes are billed to individual unit owners. Confirm amounts in the resale documents and add them to your monthly cost calculation.
How do reserves affect my risk of future assessments?
- Strong reserves fund predictable capital projects, which reduces the chance of large, sudden special assessments when major systems need work.
Why are fees higher in some Brookline buildings?
- Fees rise with amenities, staffing, elevators, central utilities, building age and condition, and professional management. Location near key village centers often correlates with more services.
What documents should I review before buying a Brookline condo?
- Review budgets, financial statements, reserve balance and studies, board minutes, insurance certificate, assessment history, delinquency reports, governing documents, service contracts, and any litigation.
How do I compare two condos with different fee structures?
- Build a total monthly cost: mortgage, taxes, condo fee, owner-paid utilities, HO-6 insurance, parking or storage, and an optional assessment buffer. Then compare the totals.