Trying to decide between a condo and a townhome in LoHi or the Highlands? You are not alone. The right choice shapes your day-to-day lifestyle, monthly costs, and resale strength. In this guide, you will learn how ownership works, what HOAs usually cover, how roof decks and parking factor in, and the exact due-diligence steps to take before you write an offer. Let’s dive in.
Ownership basics in LoHi and Highlands
Condominiums: unit plus common elements
A condo owner typically owns the interior of the unit and an undivided share of the common elements like the roof, exterior walls, hallways, and grounds. The condominium map and declaration define the boundaries. A condo association manages those common elements under bylaws and recorded covenants.
In Colorado, common-interest communities, including condominiums, are governed by the Colorado Common Interest Ownership Act (CCIOA). That statute spells out disclosure rights, association powers, and certain procedures that affect owners and buyers.
Townhomes: two legal paths
In LoHi and the Highlands, townhomes come in two main legal forms:
- Townhome recorded as a condominium. This functions like a condo legally. You own the unit and share common elements.
- Townhome in a planned community with a fee-simple lot. You own the lot and the entire structure. The HOA typically maintains only shared areas like private streets or open spaces.
The key takeaway: the word “townhome” does not guarantee who maintains the roof or exterior. Always verify the recorded form and read the declaration.
HOA scope and monthly costs
What dues often include
- Condo HOAs commonly cover the exterior building envelope, common areas, master insurance for the structure, snow removal, landscaping, trash, and sometimes utilities like water and sewer.
- Townhome HOAs in planned communities often cover shared areas only. Exterior maintenance, roof, driveways, and private yards may be the owner’s responsibility unless stated otherwise in the documents.
In LoHi, associations vary widely. Older walk-ups and newer rowhouse projects can allocate responsibilities differently, so never assume based on the building style.
What to review before you buy
Request these items during due diligence so you can confirm services, costs, and risk:
- Current CC&Rs, bylaws, rules and regulations
- Recorded declaration, plat or condominium map, and any amendments
- Current budget and prior-year financials
- Most recent reserve study and funding policy
- Three years of financials and recent bank statements
- Minutes from the last 6 to 12 months of board meetings
- Association insurance certificate and master policy summary
- List of pending or recent special assessments
- Owner delinquency rate and management contract
A strong reserve study and realistic budget reduce the risk of surprise assessments, especially for big-ticket exterior work like roofs and siding.
Insurance and maintenance responsibilities
How coverage usually breaks down
- Condos: the association’s master policy typically insures the building structure and common areas. You carry an HO6 policy for interior finishes, personal property, and liability.
- Townhomes: coverage depends on the legal form and CC&Rs. In a fee-simple townhome community, the owner may insure the exterior as part of a standard homeowners policy. In a condo-form townhome, the master policy might cover more of the structure.
Ask for the association’s master policy summary and compare it to your expected owner policy. Clarify who pays for exterior and roof repairs before you move forward.
Roof decks: a LoHi favorite with extra homework
Ownership and rules
Rooftop decks are prized in LoHi for skyline views. Many are designated as limited common elements, meaning one owner has exclusive use, but the space remains subject to HOA rules. Sometimes the deck surface or railings are an owner responsibility while the underlying roof structure is the association’s. That split matters if a leak occurs.
Permits, waterproofing, and safety
Rooftop decks should meet building code and permitting requirements. Verify the permit history for the specific unit. Poor installation or deferred maintenance can cause water intrusion. Confirm who maintains the roof membrane and flashing, and check for any past leak or warranty claims.
Use restrictions and liability
HOAs often set hours, guest policies, and rules on grills and open flames. Some require added liability coverage for rooftop use. Read the rules so there are no surprises after closing.
Privacy, noise, and lifestyle fit
Typical differences you will feel day to day
- Condos: stacked neighbors can increase sound from above or below. Shared corridors and elevators bring more foot traffic. Outdoor space is often a balcony or communal rooftop.
- Townhomes: private entries and garages create a house-like feel. Fewer vertical neighbors may mean less overhead noise. Rooftop decks and small yards are common in modern rowhouse builds.
In LoHi and the Highlands, buyers who prioritize walkability and low-maintenance living often pick condos. Buyers who want a more single-family experience, including private garage and outdoor space, tend to favor townhomes.
Parking, storage, and transportation
What to expect in the neighborhood
- Condos: deeded or assigned spaces in a garage or surface lot are common. Guest parking is often limited. Tandem spaces appear in denser buildings.
- Townhomes: many include private, attached or tuck-under garages accessed by an alley or internal court.
- Street parking: LoHi streets can be narrow and busy. Rules vary block by block. Check on-street regulations for the address you are considering.
For any property, confirm in writing whether parking is deeded or assigned, and review how guest parking is managed.
EV charging and bike storage
EV charger installation in a shared garage usually requires HOA approval and can be limited by electrical capacity. Ask about the process and whether owner-paid installations are allowed. For cyclists, verify whether bike storage is deeded or shared and whether there is a waitlist.
Market and resale considerations
What drives demand in LoHi and the Highlands
Private outdoor space, parking, and privacy consistently rank high for urban buyers in this submarket. Walkability to restaurants, bars, and transit also boosts demand, even for smaller interiors.
Price and monthly cost tradeoffs
- Condos often offer a lower purchase price with less exterior maintenance, though dues can be higher and rules more restrictive.
- Townhomes often carry a higher purchase price for more private space and a garage. If exterior maintenance is your responsibility, budget for roof and facade upkeep over time.
For resale, units with private outdoor space, dedicated parking, and well-documented roof deck maintenance tend to show stronger appeal. On the flip side, underfunded reserves, frequent special assessments, or unclear rooftop responsibilities can hurt value.
When a “townhome” is really a condo
In LoHi’s infill landscape, many rowhouse-style homes are recorded as condominiums. That can bring condo-style insurance and exterior maintenance rules. The recorded documents, not the architectural style, determine your obligations. Always confirm the legal form and who maintains the roof, siding, and decks before you write an offer.
Due-diligence checklist for LoHi buyers
Legal and HOA documents
- Recorded declaration, plat or condominium map, and amendments
- CC&Rs, bylaws, rules, and regulations
- Current budget and prior-year financials
- Reserve study and maintenance plan
- Insurance certificate and coverage summary
- Minutes of recent board meetings
- Special assessment history and upcoming capital projects
- Owner delinquency rate and management contract
- Permit history for the unit, especially rooftop decks
- Written confirmation of parking rights and whether they are deeded or assigned
Inspection and technical items
- Roof and deck condition, repairs, and any transferable warranties
- Evidence of past water intrusion from decks or balconies
- HVAC, plumbing, and electrical condition, including shared utilities
- For fee-simple townhomes, verify lot lines and easements
Lifestyle and rules
- Pet policies, rental caps, and enforcement history
- Noise rules, short-term rental policies, and rooftop use restrictions
- Parking rules, guest parking process, and any permits required
- Liability insurance requirements related to rooftop use
Which is right for you?
Ask yourself:
- How much private outdoor space do you need?
- Do you prefer a private garage and entry or a lock-and-leave building with an elevator?
- Would you rather pay higher dues for more included maintenance, or own the exterior responsibilities and control the work directly?
- How important are rooftop deck views compared to the added maintenance and insurance considerations?
If you evaluate ownership type, HOA scope, roof deck obligations, and parking early, you can compare homes on total monthly cost and lifestyle fit, not just list price.
Ready to compare specific buildings and streets in LoHi and the Highlands? Reach out to Jesse Dixon for local insights, document review guidance, and a smooth path from showings to closing.
FAQs
Who pays for roof or rooftop deck repairs in LoHi condos and townhomes?
- It depends on the recorded documents. In many condos the association handles the roof, while in fee-simple townhomes the owner often does. Confirm responsibilities in the declaration and insurance summary.
If a rooftop deck leaks into my unit, who covers damage and remediation?
- Responsibility follows ownership and insurance provisions. Determine whether the deck surface or underlying roof is an owner or association responsibility, and review both the master policy and your HO6 or homeowner policy.
What does a condo HOA master policy usually cover in Denver?
- Typically the building structure and common areas. Owners usually carry an HO6 policy for interior finishes, personal property, loss of use, and liability.
Are rooftop decks in Denver permitted, and how do I verify mine?
- Rooftop decks should be permitted and meet building code. Check the permit history for the specific unit and verify any structural or waterproofing work noted in HOA records.
Is parking deeded or assigned in LoHi condos and townhomes?
- Both exist. Confirm by reviewing the condominium map or plat and the title documents. Also ask how guest parking is handled and whether tandem spaces have use rules.
How can I tell if an HOA is at risk for special assessments?
- Review the reserve study, budget, board minutes, and recent capital project history. Low reserves and upcoming roof or exterior projects can signal higher assessment risk.
Can I install EV charging in a condo garage space?
- Possibly, with HOA approval and adequate electrical capacity. Ask about the installation process, owner-paid upgrades, and any engineering or metering requirements.
How strict are noise and short-term rental rules in LoHi buildings?
- Rules vary by association. Review HOA noise policies, short-term rental restrictions, and enforcement history to match your expectations with the community’s standards.
