Florida Law (statutes) require Seller disclosure of HOA and Condo Association.  I have the Title Attorney or Title company confirm the documents.  I also advise the Buyer to talk with an officer or director of the HOA during the contingency period.

     Irrigation fees?  That must be an Idaho-specific issue; never heard of such a thing.

Title company will check before the closing. 

Title company does it before the closing.

I agree with Fred Griffin.

California requires that any HOA provide a list of documents regarding the HOA to prospective buyers and the buyers can back out of the purchase if they don't like what they see.

This is a mandatory disclosure in Florida.

FULL ON  - All of my buyers get a full HOA document review provided by a third party.  When listing, seller provides the documents to the buyer. 

I encourage buyers to investigate; by CT law, info needs to be provided to buyers prior to closing. Since we are an attorney state, buyers have their attorneys review all doc's. I would not want to impose my "opinion" on buyers' decision. But, if I am aware of issues, I would disclose to clients.

Becky Hunt HOA disclosure is mandatory here. The seller is required to provide the buyer with the HOA docs with the by-laws. The docs have to be signed off by the buyer. Did the buyer read the disclosure package???

Becky Hunt in Atlanta, we have a Community Association Disclosure for sellers to complete as part of the listing documentation.  When I work with buyers, I alway ask the seller to provide copies of Budget, Financial documents, and copies of meetings for past and current year for financials and last 4 meetings. I make it part of the contract to provide documents within 4 days from binding agreement day.

Fred covered Florida. Have seen irrigation fees charged by a Community Development district, but the title company checks it!

You can obtain a disclosure package from the HOA.

This is part of the local market information that you need to learn.

Our property disclosures require the seller to state if there are any legal, financial issues outstanding with the HOA.

Becky Hunt - unless offer is accepted, most HOA in our area do not share this information.

Don't have many HOA's in this area.  Just sold my first home that was in HOA.  No problem but I did learn a few things.  I've heard horror stories.  Personally I have never lived in a subdivision with HOA.

Offers are subject to reviews of the HOA documents during the due diligence period. Docs usually include budget and financials, CC & Rs, Rules and Regulations, and Board Meeting minutes (usually at least 1 year) plus a lender questionnaire if applicable. Never heard of irrigation fees - it's a general water bill typically. I talk with the sellers - they usually know about issues, if any, and have copies of meeting minutes, etc. 

I get the sellers to fill out appropriate disclosures and secure documents from the association.

Sounds like you need to get some local opinions because you are talking a different language to us southern realtors. 

You lost me at irrigations fees...and are you asking about HOA or  COA? There's a difference.

We have to get a packet from our HOA that has budget, minutes from the board meetings, etc.  This is one of the only ways a buyer can get out of a contract in Virginia.

OK, irrigation fees are totally new to me!  I try to get hold of recent newsletters or Board minutes if I have reason to believe there might be issues.  And usually if something is amiss, the sellers will know about it.

Irrigation fees?  That must be area specific I am guessing?

Have not listed or invested in anything in one so far.

I love my lending officers  - they send me updates on problems with condos and associations all the time so I'm always in the know

I get all information from the assoc.  and If I have any problemsm my atty.gives them a call

As much info as I can. . . . get a copy of the last four minutes from the meetings as well as copy of the budget for the last year.  CC&Rs are worth getting a copy to give to new buyer. The HOA should furnish you will all the information you request. . . . .

adk the listing agent and verify with the head of the association....

I would knock on as many doors as I can and hear it from the horses mouths

I ask my seller what they know, seller disclosures and then it's up to the buyer to read the HOA disclosure packet. I do not investigate HOA's, I just disclose what I know or learn from the seller, I do not want to take on that unnecessary liability otherwise.

Check with the homeowner.

Check with the homeowners association.

Order appropriate documents.  

I don't believe I have ever encountered an issue with irrigation fees.  

I encourage sellers in an HOA to order copies of documents tht govern the subdivision including restrictions, bylaw, rules, balance sheet, and if the HOA is currently involved in any lawsuite.  When we go under contract we can make that information available to a buyer.

We directly contact the HOA manager and ask the right questions

Sellers responsibility to disclose any issues.

Buyers responsibility to review anything and everything important to them during inspection period...

I start with reading current listings and past mls descriptions, then i get their condo docs and minutes of last years of meetings, that tells all

The others have answered the question.

The title company is good in this process of disclosure and investigation.

Read HOA minutes Uderstand the income statment, Check BBB.

Do not care about a specific fee not being paid.  Worry about the bottom line so far as next increase and lender willing to approve loans.

What is the immediate that will threat a new member?