Trying to make sense of Brush Park condo fees? You are not alone. Between historic rehabs and newer mid-rise buildings, what you pay can cover very different things. In this guide, you will get a clear breakdown of what fees typically include, what they rarely cover, how building type impacts costs, and the due diligence you should do before you buy or sell. Let’s dive in.
What condo fees cover
Building and common-area upkeep
Most associations use dues to care for the property you all share. That can include exterior repairs, common-area cleaning and painting, hallway and stairwell care, and routine upkeep of building systems like boilers or shared HVAC. If your building has elevators, fees usually cover inspections and maintenance. Pest control in shared spaces is also common.
Utilities and shared services
What utilities your fee covers varies by building. Some Brush Park condos include water, sewer, trash, or even heat if there is a master meter or bulk contract. Electricity and gas are often metered to each unit and billed to you directly. Always confirm exactly which utilities are included in your monthly dues.
Grounds and seasonal care
Your fee often funds landscaping, lawn care, and exterior lighting. In Detroit winters, snow removal and sidewalk clearing are essential line items. Many associations budget for freeze protection and cold-weather maintenance so the property runs smoothly through the season.
Insurance and risk management
Condo fees pay for a master insurance policy that covers common elements and association liability. Coverage varies by building. You will also need a personal HO6 policy to cover your interior finishes, your belongings, and your liability. Ask whether the master policy is bare walls-in or all-in so you know where your coverage begins.
Administration and management
Dues typically support professional management, legal and accounting services, and routine administrative costs like postage and meeting expenses. Strong management can improve service quality and help keep budgets on track.
Reserves and capital projects
A healthy portion of fees should go to reserves. This savings fund covers future big-ticket repairs like roofs, façades, paving, and major mechanicals. Good reserves reduce the chance of special assessments and help protect both your home and your resale value.
Amenities and extras
If your building offers a gym, lounge, pool, concierge, or security, fees usually fund those services. Parking lot or garage upkeep may be included or charged separately. Some associations also cover storage areas, bike rooms, security systems, cameras, or bulk cable and Internet contracts.
What is not included
While every building is different, most condo fees do not cover:
- Your unit’s electric or gas if metered separately
- Your HO6 insurance policy and personal property
- Interior maintenance and repairs inside your unit
- Real estate taxes and your mortgage payment
- Special assessments that the board may levy
Historic vs newer buildings
Historic rehab realities
Many Brush Park addresses sit in historic rehabs. These buildings can have higher exterior maintenance costs tied to masonry, slate or specialty roofing, and historically appropriate windows. Work may require historic district review, which can add time and expense. Insurance premiums can also differ from newer buildings.
Newer mid-rise needs
Newer mid-rise developments often come with elevators, central mechanical systems, and amenity spaces. Those systems add convenience and lifestyle value, but they also bring a higher baseline for operating costs. Fees are set to keep those features safe, compliant, and reliable.
Parking and budget impact
On some Brush Park blocks, on-street parking is limited. Associations may include a parking space with your unit, assign spaces, or charge for them separately. How parking is handled can meaningfully affect both the fee you pay and the association’s budget.
How fees are set and changed
In Michigan, the Michigan Condominium Act and each association’s governing documents detail how fees are set, collected, and adjusted. The board builds an annual budget to cover operations, insurance, reserves, and services, then sets dues to match. Fees can rise over time as costs increase or as the association funds planned projects. Large increases or special assessments follow procedures in the bylaws.
Buyer due diligence
Before you buy, ask for and review these items to understand exactly what you are paying for and how healthy the association is:
- Current annual budget and recent monthly financials
- Reserve fund balance and the latest reserve study, if available
- Income and expense history and any audit or review
- Board meeting minutes from the last 6 to 12 months
- Declaration or master deed, bylaws, articles, and rules
- Master insurance certificate and summary of coverage
- Any current or approved special assessments and upcoming projects
- Delinquency rate for dues or a list of delinquent owners
- Management contract and fees if the building is professionally managed
- Vendor contracts for major services like snow removal, landscaping, or elevator maintenance
- Any condo questionnaire or resale disclosure used by lenders
Smart questions to ask
- What, exactly, does the monthly fee include, including utilities and parking?
- What does the master insurance policy cover inside the unit?
- What is the reserve balance, and is there a recent reserve study?
- What capital projects are planned over the next 1 to 5 years?
- Any recent or pending special assessments?
- What is the delinquency rate, and how are late accounts handled?
- Are there rental restrictions that could affect value or financing?
- How often have fees increased, and by how much?
Red flags to watch
- Very low reserves and visible deferred maintenance
- Frequent or large special assessments in recent years
- High delinquency rate, often above 10 to 15 percent
- Inadequate insurance or large deductibles
- Ongoing litigation involving the association
- A large building run only by volunteers without professional management
Fees and your mortgage
Lenders include monthly condo dues in your housing cost when they calculate your debt-to-income ratio. Some loan programs also review a building’s financials and project eligibility. A building with solid reserves, low delinquencies, and clear budgets can make financing smoother. Compare fees across Brush Park by looking at total monthly cost after you add in any unit-paid utilities, parking, and services.
Tips for buyers and sellers
Buyers
- Verify every included item in writing. Do not assume a utility or parking is covered.
- Compare fees across similar buildings and look at what you get for the money.
- Favor associations with healthy reserves and clear, recent financials.
- In historic buildings, look for an active maintenance plan that aligns with preservation rules.
Sellers
- Share a clean summary of what the fee covers in your listing package.
- Highlight recent capital projects that reduce near-term assessment risk.
- If dues are higher than a nearby building, explain the included services so buyers can compare total cost, not just the fee.
Key takeaways
- Condo fees fund maintenance, insurance, reserves, and shared services. What is included varies by building.
- Historic rehabs and newer mid-rise buildings in Brush Park have different cost drivers. Building type strongly affects dues.
- Healthy reserves and transparent budgets reduce special assessment risk and help with financing.
- Your best protection is careful document review and clear questions before you make an offer.
Ready for local guidance?
If you want a second set of eyes on fees, documents, and building fit, you can lean on a neighborhood-first condo specialist. Reach out to LizinDetroit for practical, calm guidance tailored to your goals.
FAQs
What do Brush Park condo fees usually include?
- Most cover building upkeep, insurance for common elements, reserves, management, and grounds, with utilities and amenities varying by building. Always confirm the budget and what is included.
Are condo fees tax-deductible for a primary residence?
- Generally, no. Portions tied to specific deductible items may be treated differently. Consult a tax professional for advice on your situation.
Who pays a special assessment in a Brush Park condo?
- Special assessments are typically charged to unit owners based on the governing documents. Your share is usually proportional to your unit’s interest.
Can my condo fees increase after closing?
- Yes. Boards adjust dues to meet operating needs or fund projects, following the process in the bylaws and Michigan law.
How do condo fees affect mortgage approval?
- Lenders include dues in your housing cost and may review the association’s financial health. Strong reserves and low delinquencies help.
What insurance do I need besides the building’s policy?
- You will need an HO6 policy for interior finishes, personal property, and liability. Ask the association whether the master policy is bare walls-in or all-in so you can set the right coverage.
