Maintenance, Pets, Parking, and Renovations: What You Can and Cannot Do in a Condo
Updated 17 April 2026
Owning a condo means sharing walls, a roof, and rules with your neighbours. Here is the definitive breakdown of who fixes what, what the HOA controls, and what freedoms you give up and gain compared to renting.
Who Fixes What: The Maintenance Matrix
| Building component | In a condo (who pays) | In an apartment (who pays) | Notes |
|---|---|---|---|
| Roof | HOA (from reserves) | Landlord | Unless damage was caused by the unit owner's negligence |
| Exterior walls | HOA | Landlord | Structural exterior is always common element |
| Windows | Varies (HOA or owner depending on bylaws) | Landlord | Check your specific CC&Rs -- this varies widely |
| Plumbing inside walls | HOA | Landlord | Pipes shared between units or serving common areas |
| Plumbing inside unit | Unit owner | Landlord | Your faucet, your toilet, your drain -- you pay |
| HVAC (central) | HOA if central system | Landlord | If each unit has its own HVAC, you own it |
| HVAC (unit-specific) | Unit owner | Landlord | Your thermostat, your unit, your responsibility |
| Appliances | Unit owner | Landlord (if provided) | Appliances included in the purchase are yours to maintain |
| Electrical (shared panels) | HOA | Landlord | Common electrical infrastructure |
| Electrical (unit wiring) | Unit owner | Landlord | Your unit's circuit panel and internal wiring |
| Lobby, hallways | HOA | Landlord | Common elements, always HOA responsibility |
| Parking garage structure | HOA | Landlord | Your deeded parking space maintenance may be your responsibility |
Pet Rules in Condos vs Apartments
Pet rules are one of the most common reasons buyers are disappointed after closing. Unlike an apartment where pet policy is set by the landlord, condo pet rules are set by the HOA board and enshrined in the CC&Rs (Covenants, Conditions and Restrictions). Changing them requires a vote of the full ownership.
Common condo pet rules:
• Weight limits (often 25 to 50 lbs)
• Breed restrictions (pit bulls, Rottweilers, large breeds)
• Number of pets per unit (often 2 maximum)
• Registration with HOA required
• Vaccination records on file
• Leash rules in common areas
• No pets on pool decks or in fitness areas
Compared to apartments:
Apartment pet rules are set by the landlord and can be changed at lease renewal. They often charge a monthly "pet rent" ($25 to $100) and a pet deposit. Breed restrictions are also common. The key difference: as an apartment renter, you have no vote on the rules. As a condo owner, you can attend HOA meetings and vote on rule changes -- but so can all your neighbours.
Parking Rights
Condo parking comes in three forms, each with very different legal and financial implications:
Deeded parking space
The parking space is on your deed as part of your ownership. You own it. You can typically sell it separately in some states. This is the strongest form of parking ownership.
Limited common element
The space is assigned exclusively to your unit but is technically HOA property. You cannot sell it independently but have exclusive use rights. Rules on EV charging may require HOA approval.
Licensed or unassigned
The HOA assigns a space, but the assignment can change. Common in older buildings. Weakest form of parking rights.
EV charging is an emerging conflict point: many HOA governing documents written before 2015 have no provision for personal EV chargers. Some states (California, New York) have passed laws giving unit owners the right to install EV chargers at their own cost with HOA approval. Check the laws in your state before assuming you can charge an EV at your parking space.
Renovations and Customisation
You own your condo unit, which means you have far more freedom to renovate than a renter. But the HOA sets limits, and many buyers are surprised by how restrictive some buildings are.
Usually allowed (with HOA notice):
✓ Paint and wallpaper (interior walls)
✓ Flooring replacement
✓ Kitchen cabinet replacement
✓ Bathroom fixture replacement
✓ Appliance replacement
✓ Light fixture and fan installation
Usually requires HOA approval or prohibited:
⚠ Removing walls (especially load-bearing)
⚠ Moving plumbing or gas lines
⚠ Changing flooring type (hardwood over concrete impacts neighbours)
⚠ Window replacement (exterior change)
⚠ Balcony modifications
⚠ Exterior door replacement
Short-Term Rentals (Airbnb and VRBO)
The vast majority of HOAs in urban and suburban markets now prohibit short-term rentals (typically defined as rentals under 30 or 90 days). Even if the HOA allows it, the city may not -- New York City, San Francisco, New Orleans, and many other cities have enacted strict STR licensing laws that make legal Airbnb operation in condos practically impossible.
If you are buying a condo with the intention of using Airbnb for income, verify both the HOA bylaws and the local city ordinance before making an offer. This is not a minor risk -- some HOA violations carry fines of $500 to $1,000 per day. See our investment page for the full STR analysis.
What You Give Up vs What You Gain
What you gain (vs renting)
• The right to renovate your interior
• Equity and appreciation
• Price stability (fixed mortgage payment)
• Ability to have pets (subject to HOA rules)
• Long-term security of tenure
• The ability to vote on HOA rules
What you give up (vs owning a house)
• Full control over exterior changes
• Ability to make structural changes freely
• Complete freedom from HOA rules
• No shared-wall noise concerns
• Airbnb and STR freedom (usually)
• Land ownership