Condominium owners across California are facing escalating housing costs as homeowners associations (HOAs) impose large special assessments to cover costly repairs and safety upgrades, sparking concern and resistance among residents. The trend reflects aging condo complexes, increased regulatory requirements, and challenges in long-term maintenance funding.

One example is the Vilamoura at Rancho San Clemente, a 198-unit condominium community where homeowners recently received notices of a one-time emergency assessment of $26,000 per unit to replace aging roofs. The complex’s roofs, originally installed with construction flaws and showing signs of deterioration, prompted the HOA board to act urgently following an independent report warning that delays could result in significant interior damage during the upcoming El Niño season. The total project cost is estimated at $5.2 million, which also includes repairs to a fire suppression system.

The emergency assessment has caused distress among many residents. Megan Blanda, a behavioral therapist and longtime homeowner in the community, expressed frustration, arguing that the roof replacement should have been planned over time rather than treated as an emergency. She and a group of neighbors have initiated a recall election aimed at removing the current HOA board, contending that the emergency designation and the size of the fee are unjustified. They have proposed a less costly weatherproofing plan estimated at $400 per resident to safeguard the roofs during the coming winter, with full replacement deferred for the future.

The controversy illustrates wider issues affecting condominiums statewide. Attorney Michael Kushner, who represents homeowners, noted that many complexes built during the early 2000s are now reaching an age where significant repairs are necessary. He highlighted rising instances of emergency assessments exceeding $20,000 per unit, often related to upgrades mandated by state safety laws, such as inspections and repairs to balconies following a 2015 Berkeley collapse that resulted in six fatalities. These unexpected costs come amid a housing market already strained by rising prices and interest rates, pushing first-time buyers away from condos—a housing option previously considered relatively affordable.

HOA boards often confront difficult financial decisions. Many struggle with maintaining adequate reserve funds because increasing monthly fees can be unpopular among residents, as Jacquie Berry, an expert in HOA finances, explained. Boards may delay raising fees and thus face shortfalls when urgent repairs become unavoidable. Meanwhile, insurance costs are rising amid wildfire risks, adding to financial pressures.

The HOA’s attorney, James R. McCormick, acknowledged past maintenance shortcomings but emphasized the necessity of immediate action to protect residents and property values. He warned that postponing the roof replacement could lead to catastrophic damage and higher future costs, and said the recall election would waste resources without changing the urgency of repairs. The board has also pursued enforcement measures, including lien letters to residents who miss assessment payments, indicating possible foreclosure in extreme cases.

Homeowners such as 81-year-old Beverly Albright have expressed personal hardship in coping with the assessment, pointing to the financial burden on fixed-income residents who may need to seek loans or family assistance.

Experts advise condominium owners to actively review their HOAs’ financial health and participate in budgetary decisions to help avoid sudden large assessments. As this situation in San Clemente and others across California show, ongoing challenges in managing aging housing stock, regulatory compliance, and community financing are affecting thousands of residents statewide.