What's Almost Always Included
- Exterior building maintenance — facade, roof, windows (structure), parking structure
- Common area utilities — electricity, water, gas for lobbies, hallways, amenity spaces
- Building insurance — covers the structure and common areas; does NOT cover your unit interior or contents
- Trash and recycling
- Reserve fund contribution — monthly contribution to savings for future capital expenditures
- Management fees — professional HOA management company costs
What's Almost Never Included
- In-unit utilities (electricity, gas, internet) — you pay these directly
- Parking — almost always a separate monthly fee in Denver high-rises
- Interior repairs and improvements — your responsibility
- Property taxes — assessed and paid separately
- Contents insurance (HO-6 policy) — you purchase separately
Why Fees Vary So Much
| Building | HOA/Mo | Primary Driver |
|---|---|---|
| Village Plaza Lofts | $250–$500 | Small building, minimal amenities |
| Glass House | $380–$700 | 2004 building, moderate amenities |
| Spire Condos | $450–$850 | 42-story elevator contracts, pool, 24/7 security |
| The Coloradan | $500–$900 | LEED systems, concierge, retail management |
| The Landmark | $700–$1,400 | Two towers, full amenity stack |
| The Laurel | $1,200–$2,500+ | Full concierge, valet, spa, guest suites |
How to Evaluate a Fee
The right question is not "is this fee high?" but "what is this fee buying me?" A $900/month HOA that includes valet parking, concierge, full fitness center, pool, and building insurance on a $1.2M unit is a better value than a $400/month fee that covers only basic maintenance with no amenities. The reserve fund contribution portion is the most important to scrutinize.
Can HOA fees increase?
Yes. Colorado HOAs can typically increase monthly fees up to 5–10% per year without an owner vote. Review the HOA's history of fee increases over the past 5 years before purchasing — a pattern of large annual increases can signal ongoing financial management issues.
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