What a special assessment is (plain English)
An extra charge to cover a shortfall – usually repairs/maintenance or an operating deficit. Boards can levy it without a vote when it’s for repairs, maintenance, or to balance the budget.
When owner approval is likely needed
If the money funds a new or upgraded feature (an improvement or “substantial change” to the property), the board may need owner notice and a vote. Repairs = board decision. Improvements = likely owner say.
Timing & fairness
Even when lawful, timing can be unfair: massive lump sums with no notice, no tendering, or “town halls after the spend.” That’s when you push back.
🧪 Ask these 3 questions before paying
- Repair or improvement?
If it’s an upgrade (not a like-for-like repair), why wasn’t there owner notice/vote? - How did you price it?
Show the scope, engineering basis, competitive quotes/Request for Proposals, award rationale, and change-order controls. - Why now – and what are the options?
Could this be phased, financed, or split into installments? What’s the fee impact next year? Any insurance or warranty recovery?
Red flags (don’t ignore)
- “Emergency” with no engineer’s note or scope.
- No competitive bids; same vendor rolled over.
- Lump-sum demand with days’ notice.
- Project looks like an upgrade, but they call it “maintenance.”
- Change orders exploding the price after approval.
How to push back (fast)
- Ask for the breakdown in writing (scope, quotes, numbers, timeline).
- Request a recorded vote on any related decision at the owners’ meeting.
- If it smells like an improvement, demand the proper owner process.
- If timing or conduct is heavy-handed or misleading, organize owners and requisition a meeting; consider legal advice on oppression.
Bottom line: Repairs can justify a special assessment. Improvements often can’t without owners in the loop. If the math, method, or timing is sloppy, don’t rubber-stamp it – ask the 3 questions before you pay.
