Not sure if your Tequesta Pines property sits in an HOA, a POA, or a COA? You are not alone. The labels can feel similar, yet they change what you pay, what you maintain, and how easy it is to buy, finance, and later resell. In this guide, you will learn exactly how each structure works in Florida, how it affects your monthly budget and approvals, and what to review before you go under contract. Let’s dive in.
HOA vs. POA vs. COA: What they mean
HOA basics in Florida
A homeowners association typically governs single-family neighborhoods and townhome communities. The rules and operations are set by recorded covenants, bylaws, and community rules. In Florida, most non-condominium associations fall under Chapter 720 of the Florida Statutes. You usually maintain and insure your home’s structure, while the association maintains common areas.
POA meaning and use
A property owners’ association is often a catch-all term. In many communities it functions just like an HOA. In master-planned areas, a POA can act as a master association over several sub-associations. The key is not the label, but whether the community is a condominium or a non-condominium association. Most non-condo POAs in Florida are also governed by Chapter 720.
COA and condominium structure
A condominium owners association governs a condo property where you own an individual unit plus an undivided share of common elements. Condo documents include a declaration, bylaws, rules, and a master insurance policy. Florida condominiums are primarily governed by Chapter 718, known as the Condominium Act. Rules for cooperatives are in Chapter 719.
Why the distinction matters
The condo form changes who insures what, how reserves are handled, and what lenders require for financing. Non-condominium communities follow different statutory rules and typically leave more maintenance and insurance to each homeowner. In Palm Beach County, these differences show up in your dues, your risk exposure during hurricane season, and how lenders review the property.
What fees usually cover
HOA and POA dues
HOA and POA dues typically cover common-area landscaping, private roads, gates or security, community amenities, and association management. The association carries master policies for common elements and liability. You budget separately for your home’s exterior upkeep and your own insurance policy.
COA dues
Condo fees often cover building exteriors, roofs, elevators, pools, and other shared systems. The association carries a master building policy. You carry an HO-6 policy to insure your unit’s interior finishes and contents. In some buildings, certain utilities are included, which can shift your monthly costs.
The Palm Beach County factor
Hurricane wind and flood risk affect insurance markets across coastal Palm Beach County. Associations can face higher premiums and windstorm deductibles, which flow through to dues. Homeowners and condo unit owners should expect insurance costs to be a meaningful part of the budget.
Reserves, assessments, and inspections
Reserve funding
All association types use reserves to pay for big-ticket items, like roof replacement, paving, or seawall work. Healthy reserves reduce the chance of surprise special assessments. Ask how the association funds reserves and whether it follows a current reserve study.
Special assessments
When reserves or operating funds fall short, boards levy special assessments. The frequency and size can vary based on past funding practices, the age of infrastructure, and unexpected events like storm damage. Reviewing the last few years of budgets and meeting minutes helps you see the trend.
Post-Surfside condo changes
After the 2021 Champlain Towers tragedy, Florida increased the focus on structural safety and transparency for many condominiums. Older or taller buildings may face periodic inspections or recertification schedules. These reviews can identify major repairs that may require sizable funding or assessments. If you are considering an older condo, ask for recent structural reports and timelines for upcoming inspections.
Insurance: who covers what
HOAs and POAs
The association carries master property and liability coverage for common areas. You typically carry an HO-3 or HO-5 policy that covers your structure and personal property. If your home is attached or part of a townhome row, confirm maintenance and insurance responsibilities in the CC&Rs.
COAs
The association’s master policy insures the building shell and common elements. You carry an HO-6 policy for interior finishes and contents. If the master policy has a large windstorm deductible, the association may levy a special assessment after a major event. Ask about deductible levels and past claims.
Rules, approvals, and renting
Architectural approvals
HOAs and POAs often have an architectural review committee that must approve exterior changes, like paint colors, fences, driveways, or landscaping. Condos can be stricter, because exterior and structural elements are shared. In some condo buildings, even interior work that affects plumbing or electrical systems requires board approval.
Rental policies and pets
Many associations set minimum lease terms, limit the number of leases per year, or require board approval for tenants. Some communities have pet rules or age restrictions. These controls shape the buyer pool and can impact both investor demand and resale timing. Ask for the exact written policy so you do not rely on hearsay.
Financing and resale impacts
Condo project eligibility
Lenders and government programs review condominium projects for eligibility. If a building is not approved for conventional, FHA, or VA financing, your buyer pool may shrink. Project approval status often depends on the association’s budget, reserves, insurance, owner-occupancy ratio, and any significant litigation.
Market sensitivity
Condos can be more sensitive to market events, such as new inspection requirements or major assessments. Single-family HOA communities may be more resilient in some cycles, but they are not risk-free. In coastal Palm Beach County, insurance and storm-related costs influence both types.
Buyer and seller document checklist
Request these early
- Declaration, bylaws, rules, and articles of incorporation.
- Current budget and the most recent audited financials.
- Reserve study with the latest funding schedule.
- Meeting minutes from the last 6 to 12 months.
- Master insurance policy declarations, including wind and hurricane deductibles.
- Records of past and pending special assessments.
- Disclosure of current or recent litigation.
- Rental policy, pet rules, and any age restrictions.
- For condos: recent structural inspection or recertification reports, if applicable.
Ask these questions
- How many special assessments in the past 5 to 10 years, and why?
- What capital projects are planned over the next 1 to 5 years?
- What percentage of owners are delinquent on dues?
- Do you follow a current reserve study and fund reserves to that plan?
- Are there rental caps or short-term rental restrictions?
- What is the owner-occupancy versus rental ratio?
- Any current or anticipated litigation?
- For condos: what is the status of FHA, VA, and conventional project approvals?
Spot red flags
- Little or no reserves and frequent special assessments.
- High delinquency rates among owners.
- Ongoing litigation or known building deficiencies without a plan.
- Management turnover and repeated governance complaints.
- Restrictive or vague rules that create uncertainty for normal use.
Steps to keep your deal on track
- Get association documents as soon as you go under contract. Build your review timeline into contingencies.
- Review budgets, reserves, and minutes with your agent and an attorney if needed. Loop in an insurance broker early to price realistic coverage and deductibles.
- If you need financing, confirm condo project eligibility with your lender immediately.
- If you find concerns, negotiate a credit, a price reduction, or an escrow for known work. Remember that assessments can be levied after closing.
Tequesta Pines and local context
Tequesta Pines and the surrounding Northern Palm Beach County market offer a mix of single-family HOA neighborhoods, townhomes, and condo buildings. The coastal location means hurricane risk and windstorm insurance are part of the financial picture for many associations. In some waterfront areas, seawalls and stormwater systems can be major cost items, so it is worth confirming responsibility and reserve plans.
If you are weighing an HOA versus a condo, think about your preferred maintenance level and budget predictability. In an HOA, you control your home maintenance, which can be flexible but variable. In a condo, your dues include more of the exterior and shared systems, but reserves and inspections can influence future costs. The right choice is the one that aligns with your lifestyle and risk comfort.
Get local guidance you can trust
You deserve clear answers before you buy or sell in Tequesta Pines. For a focused review of association documents, insurance implications, and financing considerations, connect with a local advisor who lives this market daily. Reach out to Bradley Hurst for a no-pressure conversation about your plans and a personalized game plan.
FAQs
What is the difference between an HOA, a POA, and a COA in Tequesta Pines?
- An HOA or POA usually governs non-condominium communities under Florida Statutes Chapter 720, while a COA governs a condominium under Chapter 718, which changes insurance, maintenance, and lender review.
How do condo reserves and inspections affect buyers in Palm Beach County?
- Post-Surfside rules increased structural oversight for many condos, so reserve strength and inspection findings can lead to higher dues or assessments that buyers should evaluate before closing.
What insurance do I need in an HOA versus a condo near the coast?
- In an HOA, you typically insure your home’s structure and contents, while the association covers common areas; in a condo, the association insures the building shell and you carry an HO-6 for interiors and personal property.
How do rental restrictions impact resale in Tequesta Pines?
- Rental caps, minimum lease terms, and approval requirements can limit investor demand and narrow the buyer pool, which can influence both time on market and pricing.
What documents should I review before buying into an association?
- Ask for the declaration, bylaws, rules, budgets, audited financials, reserve study, meeting minutes, insurance policies, assessment history, litigation disclosures, and for condos, any recent structural reports.
