Shopping condos in Brooklyn and stuck on the monthly “common charge” line? You are not alone. Understanding what you pay for each month helps you compare buildings fairly and avoid surprises after closing. In this guide, you will learn what common charges cover, how they differ from taxes and assessments, what drives costs up or down in Kings County, and a simple way to compare buildings apples-to-apples. Let’s dive in.
What common charges cover
Common charges are the recurring fees you pay to your condominium association to run the building and maintain shared spaces. Each unit pays a share based on its allocated interest in the condo. In plain terms, you are funding your portion of the building’s operating budget.
Typical inclusions:
- Building staff salaries and benefits for roles like superintendent, porters, concierge, and janitorial.
- Utilities for common areas, such as lighting, elevator electricity, and water/sewer for shared systems. Some buildings include heat or hot water if they are master-metered.
- Routine maintenance and repairs for common elements, including elevators, hallways, roof, façade work, and HVAC that serves shared areas.
- Common-area insurance for property and liability, plus the master policy for the building envelope.
- Professional management fees if a management company runs the building.
- Snow removal, landscaping, pest control, and trash removal.
- Amenity upkeep, such as a gym, pool, lounge, or roof deck.
- Reserve fund contributions that set aside money for future capital repairs.
- Administrative, legal, and accounting costs.
- Building-level debt service when the association has an underlying loan.
What common charges do not cover
Common charges are not the same as your personal housing bills. Most Brooklyn condo owners pay several separate items every month.
Common exclusions:
- Individual unit electricity, internet, and cable unless there is a bulk building contract.
- Individual heating or hot water when units are separately metered.
- Your personal condo insurance policy (HO-6) for interior coverage.
- Special assessments for one-time or short-term projects.
- Your property taxes. In New York City, condo taxes are billed directly to you by the NYC Department of Finance, not through common charges. You can review general tax information on the NYC Department of Finance site.
Common charges vs taxes vs assessments
To compare Brooklyn condos correctly, know how each cost works and how you will see it billed.
- Common charges: Monthly fees for the condo’s operating budget and shared elements.
- Property taxes: Billed directly to condo owners by the city. They are separate from common charges and must be added to your monthly calculation.
- Special assessments: Temporary or one-time charges for unexpected expenses or big capital projects when reserves or the operating budget fall short.
When you review a building, look for disclosures in the offering plan or public filings about budget line items, reserve funding, litigation, and any underlying loans. New York buyers can find consumer guidance on co-ops and condos through the New York State Attorney General’s site.
What drives the amount in Brooklyn buildings
Common charges vary widely across Kings County. Several factors influence your monthly number.
- Building staffing and service level. Full-time doorman or 24-hour concierge buildings carry higher payroll and benefits. Self-managed or minimally staffed buildings tend to be lower.
- Amenities and shared services. Pools, gyms, roof decks, lounges, business centers, and garages add recurring costs for maintenance, utilities, and insurance.
- Age and condition of the property. Older buildings may need more maintenance and larger reserve contributions for items like façade, roof, elevator modernization, or plumbing.
- Reserve policy and capital financing. Healthy reserves reduce the need for surprise assessments. If the association has a loan for capital work, debt service is often included in common charges.
- Utilities setup. Master-metered heat, hot water, or electricity may be included in common charges. Submetered units pay those utilities directly, which lowers the common charge but raises your separate bills.
- Insurance costs. Buildings with large public spaces or high-claim histories may pay higher premiums.
- Occupancy mix and commercial space. Vacancies or different cost-sharing structures for commercial units can affect the budget.
- Location and municipal costs. Neighborhood differences influence vendor rates and garage fees. Property tax assessments also affect your total housing cost, even though taxes are billed separately.
- Management efficiency. Strong vendor contracts and good budgeting keep costs stable. Frequent legal disputes or poor procurement can increase common charges.
For a helpful overview of how associations build budgets and plan reserves, explore resources from the Community Associations Institute.
How to compare buildings apples-to-apples
The best way to evaluate value is to calculate your total monthly housing cost, not just the common charge.
Build a simple monthly model for each condo you are considering:
- Estimated mortgage payment.
- Monthly property taxes. Take the annual bill and divide by 12. See the NYC Department of Finance for tax basics.
- Common charge.
- Estimated unit utilities that are not included.
- Any condo extras, such as parking or storage fees.
- Your HO-6 insurance premium divided by 12.
Then compare per square foot or per bedroom. This normalizes different unit sizes and shows the service level you are getting for each dollar.
Documents to request before you offer
Getting the right paperwork early helps you spot strengths and risks quickly.
Ask for:
- Current year operating budget with line items.
- Most recent financial statements for the last 2 to 3 years.
- Last 12 months of actuals vs budget variance reports.
- Reserve fund balance and any available reserve study.
- Board meeting minutes for the last 12 to 24 months.
- Offering plan and condominium declaration.
- House rules and bylaws, including amenity policies and any fees.
- Master insurance declarations and certificate of insurance.
- Details on special assessments, outstanding building loans, and payment schedules.
- Management contract and major vendor contracts, such as elevator or HVAC.
- Utility billing setup, including master meter vs submeter and any bulk internet or cable deals.
- Litigation disclosures or pending claims.
The New York State Attorney General’s site provides consumer guidance on disclosures and offering plans to help you frame your review.
Red flags to watch for
If you see any of these, ask follow-up questions and have your attorney look closer.
- Very low reserves in an older building, or no reserve study.
- Frequent or large special assessments over the last 3 to 5 years.
- Repeated budget overruns without clear explanations.
- Noted litigation in minutes or public filings that could increase legal costs.
- Sudden management changes or staffing cuts that are not explained.
- Unusual cost-sharing structures with commercial units that shift expenses to residential owners.
Questions to ask management or the board
Clear answers here help you predict your future monthly costs.
- Which utilities are included in the common charge and which are separately metered?
- What is the current reserve balance and do you follow a reserve study?
- Are any capital projects planned in the next 12 to 24 months? If so, how will they be funded?
- Does the association have any loans? What are the terms and how are they repaid?
- How often have common charges increased over the last five years, and why?
- Are there any current or pending legal actions involving the association?
- Who maintains amenities and who pays for major repairs or replacements?
Two quick scenarios to frame expectations
- Smaller, no-doorman building. Common charges often cover building insurance, routine maintenance, and common utilities. Heat may be submetered, so your separate utility bill will be higher, but the common charge is usually lower.
- Full-service building with doorman and pool. Common charges are higher because they include staffing, amenity operations, and often more robust reserve contributions. Your total monthly cost could be higher, but so is the service level.
Budgeting tips for Brooklyn condo buyers
A few practical habits will help you stay ahead of future increases.
- Always run the all-in number. Mortgage, taxes, common charges, utilities, and HO-6 insurance tell the true story of your monthly obligation.
- Expect annual budget increases. Wages, utilities, and vendor contracts usually rise over time.
- Prioritize buildings with sound reserves and clear capital plans. Associations that plan ahead tend to have fewer surprise assessments. CAI offers helpful background on reserves and budgeting on the CAI website.
- Be cautious of unusually low common charges. Underfunded reserves or deferred maintenance can lead to bigger costs later.
- For tax treatment of your specific expenses, consult a qualified tax professional. General explainers like Investopedia’s overview of HOA and condo fees can be a useful starting point.
Final thoughts
When you understand what common charges cover, how NYC taxes are billed, and how amenities and staffing shape the budget, you can compare Brooklyn condos with clarity. Focus on the building’s financials and reserve health, confirm what utilities are included, and build a total monthly cost for each home on your list.
If you want a second set of eyes on a building’s budget or help gathering the right documents, connect with Marty Vandenburg for local guidance tailored to your goals.
FAQs
What are condo common charges in Brooklyn?
- Monthly fees paid by condo owners to fund the building’s operating budget and shared elements, allocated to each unit based on its ownership interest.
Are NYC condo property taxes included in common charges?
- No; condo property taxes are billed directly to owners by the city, separate from common charges, as explained by the NYC Department of Finance.
What is a special assessment and how is it different?
- A temporary or one-time charge used to fund unexpected costs or big capital projects when reserves or the operating budget are not sufficient.
Which utilities are usually included in common charges?
- Common-area utilities are typically included; in-unit heat, hot water, or electricity may be included only if the building is master-metered rather than submetered.
How do I compare common charges across buildings?
- Build a total monthly cost for each home that includes mortgage, taxes, common charges, utilities, extras like parking, and HO-6 insurance, then compare per square foot.
What financial documents should I review before buying?
- Ask for the current budget, recent financials, reserve balance and study, board minutes, offering plan, insurance declarations, and any assessments or loans, per AG guidance.
Are common charges tax deductible?
- Tax treatment varies; speak with a qualified tax professional for personal guidance and use resources like Investopedia’s guide for background.
