Townhome Buyer Representation
Buy Your South Bay Townhome
With Eyes Open
An HOA townhome is two purchases in one: the unit and the community behind it. Courtney Self, our townhome sales specialist, handles the sale and works alongside Tony Self, our HOA specialist, to vet the association across Redondo Beach, Hermosa Beach, Manhattan Beach, and Torrance.
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The Document That Matters Most
The Disclosure Packet Is the Deal
In California, the seller must deliver the HOA document package within statutory timelines. This is required by the Civil Code, not optional, and the contents are specified. When the packet arrives, the contingency clock starts, so we read it the day it lands.
We do not just hand you the disclosure packet and tell you to read it. We read it with you. Courtney Self handles the sale and works alongside Tony Self, our HOA specialist, on the association review.
What the seller must deliver:
- •CC&Rs, Articles of Incorporation, Bylaws, and Operating Rules
- •Current annual budget plus the most recent audit, review, or compilation
- •Most recent reserve study and the funded percentage disclosure
- •Twelve months of board meeting minutes
- •Statement of pending, approved, or anticipated special assessments
- •Insurance summary or certificate
- •List of pending litigation involving the association
- •Architectural, parking, leasing, and pet rules
How We Read the Packet
What We Look For, In Order
The exact checklist we run on every HOA purchase, ordered by how much it can change the deal.
01
Reserve Study and Funded Percentage
We open this first. Above 70 percent is strong, 30 to 70 percent is a watch, below 30 percent means a special assessment is likely. Anything under 50 percent gets flagged, and under 30 percent we are likely renegotiating or walking.
02
Special Assessments
Past, current, and pending. We look for patterns. One assessment eight years ago is fine. Two in the last three years signals chronic underfunding.
03
Insurance
Has the association renewed recently, and at what cost? Is there master-policy exposure you have to backstop with an HO-6? In LA County right now, this is the fastest-moving variable.
04
Pending Litigation
Construction defect cases, owner disputes, and vendor disputes. Anything significant changes your risk profile, so we read the full list before you commit.
05
Twelve Months of Board Minutes
This is where the unposted problems hide. Roof leaks, plumbing failures, insurance scares, vendor terminations, and owner complaints that signal something larger. We read every minute.
06
Architectural Rules
Painting, decks, balconies, windows, hardwood floors, HVAC swaps, and EV charging are common friction points. We confirm what you can and cannot change before you own it.
07
Leasing Restrictions
If you may rent the unit now or later, this matters more than any other clause. California is moving on HOA rental rules, and individual associations differ widely.
08
Pet Policies
Underrated, but a deal-killer if the policy is wrong for your situation. We confirm breed, size, and count limits before you write an offer.
09
Transfer Fee and HOA Demand
What does it cost to close, and what does the association say is owed at closing? We confirm the HOA demand against the seller's escrow so the numbers match.
When We Tell You to Walk
Red Flags That Cause Renegotiation or Cancellation
Find one of these in the packet and we advise a counter-offer, a contingency action, or walking away.
- !Funded percentage under 30 percent with major capital expenses coming
- !An undisclosed special assessment, active or recently announced
- !Pending construction defect litigation against the developer or contractors
- !Insurance non-renewal or a large premium increase in the last 12 months
- !A board recall in the last 24 months
- !High turnover among owners who have been around long enough to know what is wrong
Why TownhomePros
The HOA Specialist Advantage
200+
Townhome Closings
Courtney Self brings deep experience in attached-housing sales across the South Bay.
50+
Communities Served
Tony Self and the HOA team have worked inside the boards and budgets buyers never see.
15+
Years Experience
Courtney Self has guided South Bay townhome buyers through every market cycle.
4.9★
Client Rating
Dozens of 5-star reviews from South Bay townhome buyers and HOA boards.
Townhome Buyer FAQ
HOA Questions, Answered
What is in an HOA disclosure packet?
In California, the seller must deliver a defined stack of HOA documents within statutory timelines. Expect the CC&Rs, Articles of Incorporation, Bylaws, and Operating Rules, the current annual budget plus the most recent audit, review, or compilation, the most recent reserve study and funded percentage disclosure, twelve months of board meeting minutes, a statement of pending or anticipated special assessments, an insurance summary, a list of pending litigation, and the architectural, parking, leasing, and pet rules. When the packet arrives, the contingency clock starts.
What funded percentage is safe in an HOA?
Start with the reserve study and the funded percentage. Above 70 percent is generally strong, 30 to 70 percent is a watch, and below 30 percent means a special assessment is likely. We flag anything under 50 percent, and under 30 percent we are usually renegotiating or walking. A well run board keeps reserves funded, dues realistic, and maintenance current.
What is a special assessment?
A special assessment is a charge the HOA levies on owners when reserves cannot cover a major repair or replacement, such as a roof, deck system, or plumbing failure. We review the packet for past, current, and pending assessments and look for patterns. One assessment eight years ago is fine. Two in the last three years signals chronic underfunding, and an undisclosed assessment is a reason to renegotiate or cancel.
Can I rent out a South Bay townhome in an HOA?
It depends on the association. If you may rent the unit now or later, the leasing restrictions matter more than any other clause. California is moving on HOA rental rules, and individual associations have widely different policies, from rental caps and waitlists to owner-occupancy periods. We confirm the leasing rules before you write an offer so your exit strategy actually works.
What does HO-6 insurance cover?
In a California condo, the master policy covers the building and common areas. Your individual HO-6 policy covers the inside of your unit, your personal property, your liability, and loss assessment coverage that picks up your share of certain master-policy deductibles. Read the master policy declarations to know where the line is, and get an HO-6 quote before you remove contingencies. In LA County right now, insurance is the fastest-moving variable in the deal.
Free Consultation
Ready to Buy the Right Townhome?
No pressure. Fast response. We know HOA rules, reserves, and CC&Rs inside and out, so you buy with confidence.
Courtney Self, Townhome Sales Specialist, DRE #01229263, (310) 350-6205