Ever stare at the HOA line on a Marina condo and wonder where your money actually goes? You are not alone. In San Francisco, dues can vary widely from building to building, and the details can be confusing if you do not see the full picture. This guide breaks down what HOA dues typically cover, what they do not, how to read budgets and reserve studies, and which local factors in the Marina and Cow Hollow tend to move costs up or down. Let’s dive in.

What your HOA dues usually cover

Operating costs

Your dues fund the day-to-day work that keeps the building safe and functional. This often includes management, owner communications, common-area utilities, cleaning, and routine fixes.

• Management and administration fees
• Utilities for hallways, garage, and landscaping
• Cleaning and janitorial services
• Trash hauling and pest control
• Minor repairs and supplies

Insurance and taxes

Most associations carry a master insurance policy that covers common areas and the building shell. Owners still maintain their own condo policies for interiors and personal property.

• Master policy and general liability
• Earthquake coverage is often limited or not included due to cost
• Property taxes are usually paid by individual owners, not the HOA

Reserves and capital projects

Reserves are the long-term savings plan. These funds replace big-ticket items over time so the building does not rely only on surprise assessments.

• Roof, façade, windows, balconies
• Elevators, boilers, major plumbing and electrical systems
• Garage waterproofing or slab work
• Seismic upgrades and other code-driven projects

Amenities and service contracts

In buildings with more services, expect higher dues. Staff and amenities add ongoing costs that must be budgeted.

• Doorman or concierge
• Gym, social room, and security
• Elevator service and fire alarm testing

Professional services and compliance

Associations hire professionals to keep finances, compliance, and planning on track.

• Legal and accounting
• Reserve study preparation and updates
• Regulatory compliance and inspections

One-time and contingency items

Even the best-run buildings face surprises. Healthy budgets include a cushion and a plan if extra funds are needed.

• Special assessments for large, unplanned work
• Contingency and small capital projects

What dues do not cover

It is easy to assume everything is included, but several items fall on the individual owner.

• Interior repairs or upgrades inside your unit
• Your personal condo insurance policy
• Your property taxes and mortgage
• Your utilities if individually metered

How much goes where: Marina examples

Actual budgets vary by building. These examples mirror what you often see in Marina and Cow Hollow, and they are illustrative only.

Scenario A: Smaller converted walk-up, limited amenities

• Operating expenses: 35%
• Reserve contributions: 25%
• Insurance: 12%
• Maintenance and repairs: 15%
• Professional fees: 5%
• Amenities or parking operations: 5%
• Contingency: 3%

If dues are about $900 per month, that translates to roughly: Operating $315, Reserves $225, Insurance $108, Maintenance $135, Professional $45, Amenities $45, Contingency $27.

Notes: Monthly dues tend to be lower, but reserves can be thin. If the roof, exterior, or plumbing needs work, owners may face a special assessment.

Scenario B: Mid-rise or luxury with elevator, garage, doorman, gym

• Operating expenses: 30%
• Reserve contributions: 30%
• Insurance: 10%
• Maintenance and repairs: 15%
• Amenities and security: 8%
• Professional fees: 5%
• Contingency: 2%

If dues are about $1,800 per month, that translates to roughly: Operating $540, Reserves $540, Insurance $180, Maintenance $270, Amenities $144, Professional $90, Contingency $36.

Notes: Amenities and staffing push dues higher. Reserves may also run high to plan for elevator modernization, garage slab work, or façade projects.

Reserve studies: your roadmap

A reserve study is your best view of long-term building health. It inventories major components, estimates remaining life and replacement cost, and recommends annual funding.

• Contents: list of major systems, useful life, replacement costs, and a funding plan with cash flow projections
• Frequency: updated every 3 to 5 years, with annual budget reviews
• Funding approach: many use a baseline or percent-funded plan. California law does not require a specific percent, but boards must disclose their plan under the Davis-Stirling Act.

When you read a reserve study, focus on the timing of large projects, the projected balance versus needs, and whether inflation and costs feel realistic.

Red flags to watch before you buy

These signals often point to risk that can lead to dues increases or special assessments.

• Very low reserves compared to upcoming projects, or no reserve study on file
• Frequent or recent special assessments
• Old or unrealistic reserve study assumptions
• High or rising legal fees that may signal disputes or litigation
• Visible deferred maintenance, water intrusion, or façade issues
• Big city-mandated upgrades coming that are not budgeted
• Insurance gaps or very high deductibles
• Many delinquencies that affect cash flow

Marina and Cow Hollow cost drivers

Local building traits matter. In the Marina, age, structure, and exposure can change the math.

• Seismic exposure and retrofits: Soft-story or other retrofit work can be expensive
• Parking garages: Subterranean garages often need waterproofing or slab repairs
• Piping and plumbing: Older buildings may be due for partial or full repipes
• Elevator lifecycle: Modernization is a major line item in mid-rise buildings
• Exterior and ocean-adjacent exposure: Salt air can shorten paint and metal lifespans
• Amenities and staffing: Doorman, gym, and security add recurring costs

How to verify an HOA in SF

You can de-risk your purchase by reviewing the building’s actual numbers and plans. Ask for a full resale package early in your process.

1. Request core documents

• Current budget and most recent financials
• Reserve study or summary, plus any updates
• Insurance declarations page
• Board meeting minutes from the last 12 months
• CC&Rs and bylaws
• Notices of pending assessments, projects, or litigation

2. Read the budget line by line

• Compare administrative and utilities to building size and age
• Look for elevator, garage, and fire system contracts where applicable
• Confirm reserve contributions match the study’s recommendation

3. Study the reserve plan

• Identify the next 5 to 10 years of big projects and costs
• Check if seismic, garage, or façade work is scheduled
• Confirm the percent funded or baseline target is reasonable

4. Scan the minutes

• Watch for recurring issues like leaks, vendor disputes, or overdue repairs
• Note any votes on special assessments or insurance changes

5. Review insurance

• Confirm master policy scope and deductibles
• Note whether earthquake coverage exists and at what level

6. Check for city mandates

• Ask whether the building is subject to seismic or other local programs and whether those are budgeted

If dues seem high

High does not always mean bad. A well-funded building can protect you from bigger costs later.

• Compare apples to apples: elevator, parking, and doorman buildings cost more to run
• Look at reserves: strong contributions can reduce future assessments
• Read the minutes: a recent assessment may have solved a major problem
• Ask for context: timing of roof, elevator, or garage work can explain a short-term bump

Bottom line

Your Marina HOA dues should tell a clear story: day-to-day operations, a smart insurance plan, and a reserve strategy that matches the building’s age and systems. The best move you can make is to read the actual budget, reserve study, minutes, and insurance declaration. With those in hand, you can compare buildings confidently and avoid surprises.

Ready to evaluate a specific condo or HOA in the Marina or Cow Hollow? Connect with the local team that reads these documents every week and knows how they impact value and negotiations. Work with Missy Wyant Smit Corporation to make a confident move.

FAQs

What do HOA dues cover in the Marina District?

• Dues typically cover management, common-area utilities and upkeep, master insurance for common elements, reserve funding for big repairs, and any amenities or staffing.

Do HOA dues include earthquake insurance in San Francisco?

• Many associations do not include earthquake coverage due to cost, so confirm if any coverage exists and at what level, and maintain your own policy as needed.

What is a reserve study and how often is it updated?

• It is a plan for replacing major building components, usually updated every 3 to 5 years, with annual budget reviews to keep contributions aligned with needs.

What are common red flags in an HOA budget or reserves?

• Very low reserves, frequent special assessments, old reserve studies, rising legal fees, visible deferred maintenance, and large projects not reflected in the plan.

How do elevators and parking affect HOA dues?

• Elevators add maintenance and modernization costs, and subterranean garages often require waterproofing and slab repairs, which increase reserves and operating costs.

How can I review HOA documents before making an offer?

• Ask for the full resale packet, including the current budget, financials, reserve study, minutes, insurance declarations, CC&Rs, and any notices of assessments or litigation.