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Grok+17 agentsHOA Decoder: Read the CC&Rs Before You Buy
Decode HOA covenants and fee rules into what they'll cost you and what they'll stop you doing.
$5
HOA Decoder: Read the CC&Rs Before You Buy
Example session with this skill installed
CC&Rs for a townhome community in Colorado. Dues $310/month. Rentals capped at 20% of units with a waitlist. Pets: two max, dogs under 40 lb. Board can levy special assessments up to $5,000 per unit per year without a member vote. Fines start at $50/day after a 10-day cure period and unpaid fines can become a lien. I have a 60-lb dog and might rent the place out in 3 years. Decode this.
- Read your context and instructions
- Compiled the hoa decoder
HOA Decode: Colorado townhome community
1. The verdict
This HOA will fight your lifestyle on two fronts you told me about: the dog and the rental plan. The 40-lb limit is a hard rule, not a guideline, and a 20% rental cap with a waitlist means "rent it in three years" is a hope, not a plan. Financially, a $5,000 per-unit assessment power without a vote is the number to underwrite.
2. Restrictions ranked by impact on you
| Restriction (§) | What it says | How it hits your plans | Severity |
|---|---|---|---|
| Pets | Two max, dogs under 40 lb | Your 60-lb dog is non-compliant on day one | 🔴 |
| Rental cap | 20% of units, waitlist | Renting in year 3 depends on the queue, not you | 🔴 |
| Special assessments | Up to $5,000/unit/year, no vote | A roof or paving year can cost $5,000 on top of dues | 🟡 |
| Fines | $50/day after 10-day cure, lien-able | A disputed violation compounds fast | 🟡 |
3. 💸 Money exposure
Dues today: $3,720/yr. Increase mechanics: not quoted; request the five-year history. Special assessment: board may levy up to $5,000/unit/year without a member vote. Realistic worst-case year: $3,720 + $5,000 = $8,720. Fine path: notice → 10-day cure → $50/day → lien for unpaid amounts.
4. 🚩 Red flags, ranked
- "Dogs under 40 lb" — no grandfathering clause quoted. Scenario: a neighbour complaint triggers daily fines. Severity 🔴.
- "20% cap, waitlist" — no stated waitlist length or hardship exception. Scenario: you relocate and cannot legally rent. Severity 🔴.
- "$5,000 without a vote" — high for a townhome community. Scenario: deferred roofing hits in year two. Severity 🟡.
5. Records to request before buying
Reserve study and funding level · 24 months of board minutes · current budget and delinquency rate · master insurance policy · pending or past special assessments and litigation · rental cap status and current waitlist length.
6. Questions for the board/manager
- Dues for each of the last five years?
- Is there any pet variance or grandfathering process?
- How many units are on the rental waitlist, and how long is the wait?
- What major repairs are planned in the next three years, and are reserves funding them?
- How often are fines actually levied?
This is a plain-language reading, not legal/financial advice — laws vary by jurisdiction; confirm anything load-bearing with a qualified professional.
Connects securely to your tools. The creator never sees your data.
What you get
About this skill
The problem
Buyers get the CC&Rs at the last minute and skim them. The rules that matter (rental caps, pet limits, special-assessment powers, fine and lien mechanics) only show up after closing, when it's too late to walk.
What it does
- Ranks use restrictions by how they hit your actual plans: pets, vehicles, renting, home business, renovations.
- Quotes the special-assessment rules and works the realistic worst-case bill.
- Explains how a violation escalates, from notice to fine to lien.
- Lists the records to request before buying: reserve study, minutes, budget, delinquency rate, insurance.
- Gives the questions for the board or manager, including five years of dues history.
Why this beats prompting it yourself
A general prompt summarises the rules. This skill ranks them against how you intend to live, forces the money exposure into a number, and refuses to call an HOA 'fine' without the reserve study and minutes it insists you request.
Use cases
- Reviewing CC&Rs during a purchase contingency window.
- Checking whether you can rent the unit out later.
- Estimating special-assessment risk on an older building.
- Deciding between two condos with different HOA structures.
Known limitations
Not legal advice. Reserve studies, budgets, and minutes aren't in the CC&Rs; the skill flags them as records to request. State law on HOA powers varies and is flagged where it changes the answer.
How to install
Works the same in every agent - Claude, Cursor, Codex, Copilot and 20+ more.
- 1
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- 2
Unzip into your skills folder
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- 3
Ask your agent to use it
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