If you want to buy a house but worry about keeping up with a big yard, you may have thought about buying a townhome. Throughout the Houston area there are many lovely townhome communities. Townhomes, like condos and co-ops, are CIDs, or common interest developments. In a CID, neighbors share more than just a street name – their properties are entwined as well. But unlike the more strictly governed condos and co-ops, the word “townhome” denotes more of an architectural style than anything else.
That architectural style can manifest in a few different ways depending on the region you live in, but the most common physical feature associated with townhomes, also frequently referred to as townhouses or row houses, is that they share a common wall – but not ceilings and floors – with neighboring dwellings. Instead of side yards, townhomes have what is commonly called a “party wall” that runs the length of the house. In some cases, they may share a stretch of rooftop with adjacent properties.
Like condos, townhomes are generally owned, not rented. And those owners are typically bound by some basic agreements. For example, if someone owns a unit in the middle of a row of townhouses, they cannot simply raze the residence and rebuild a smaller, detached house. The owners of the adjacent townhomes have what are known as easement rights. That means that while they do not own their neighbor’s half of the party wall, they do have certain rights where it is concerned – and that includes its demolition, which would damage the integrity of their own portion of the wall. The same often goes for fences and driveways. But unlike condo owners, whose property maintenance is usually covered by association fees, owners of townhomes are obliged to care for the upkeep of the exterior of their homes. In some ways, living in a townhome combines condo living with single dwelling living.
If you are thinking of buying a townhome, you will need to get a good gauge of the neighborhood, taking a look at everything from crime statistics to tax rates, from schools to accessibility to public transportation, just like you would with any other property. But there are also a few questions specific to townhomes that you should ask before buying one.
1: What is the HOA Like?
Homeowners associations (HOAs) can really change the tempo of a neighborhood. If a townhome community has communal areas, such as a park and pool, parking lot or recreation center, those are probably regulated and controlled by the HOA. Front and back lawns, on the other hand, are typically your prerogative and responsibility. Rooftop maintenance may also be your concern. Under the wrong circumstances, they can be serious overhead. Find out before you buy whether that is the case.
And while you might want to paint your townhouse a crazy paint color, chances are about 120 percent that you would have a homeowners association representative knocking on your door and telling you “no” before you did. On the other hand, an HOA will also stop your neighbor from stealing your idea to go neon before you get the chance to.
But then there are the dues. Fees – sometimes hefty fees – might be required to fund holiday parties, whether or not you plan on attending, and other community wants. Perhaps those common areas need regular maintenance; you will pay for that as well. Find out if there are any add-on costs to living in your intended townhome, and whether or not they are something you feel like paying for since you will also have your mortgage. Can you afford the extra costs of the HOA?
2: What About the Privacy?
In a townhouse, you will typically only have neighbors on either side, as opposed to on all sides if you live in a condo. So you will want to explore how easily noise travels through the set of townhomes you are considering. You can do a little research by asking others in the row how well their townhomes are soundproofed and what the neighborhood is like.
3: How is the Natural Ambiance?
Even small touches of nature can enhance an urban townhome, and those can come in a couple of forms. End units often have a little more outdoor space, like extra yard space or an added porch or patio. But if a townhome you are considering is in the middle, between two others, then having a little outdoor haven is a great plus. Townhouses do not tend to have much real estate beyond the building’s footprint.
Look for a nice solid fence out back and ask about any encroaching hedges and overhanging trees and find out if they are your responsibility or the HOA. A nicely landscaped setting is a plus. Due to shared walls, most townhomes have windows only in the front and back, not on the sides, so overhead skylights are another great way to welcome natural light into your future home. If the unit does not have any skylights, find out if you can install them.
4: What is the Insurance Situation?
In some sets of townhouses, the HOA takes care of a portion of the insurance. In others, you are on your own. So it is important to ask what the policies are and what steps you need to take to insure your belongings should the worst happen. Look into what types of disastrous situations are covered. Is flood damage or earthquakes on the list? In Houston, flooding is common so you will want to be protected and those sorts of policies are often above and beyond the standard coverage. It is worth consulting your insurance agency to find out the specifics on your policy and adding extra coverage if you need.
5: What is in the CC&R?
Covenants, conditions and restrictions, commonly referred to as CC&Rs, are rules that come along with living in certain communities. If you are looking at a townhome, there is almost certainly one for the property. It is not just the parts of the home that your neighbors can see – a CC&R can specify who can live in your home, whether you have pets or types and size of pets, what you are obligated to do if there is a pest infestation, and other aspects of your day-to-day life.
While they can limit what you can do with your property, CC&Rs usually have benefits as well. Due to CC&Rs, condominium complexes and rows of townhouses often look nicer, are safer, maintain higher property values and can prevent common neighborhood annoyances. The CC&R can keep your neighbors from blocking your parking space with a dumpster during a months-long construction project, digging a pool that encroaches on your yard. In other words, pretty much nothing is off the table; it simply depends on the local standards. Read the CC&R documents all thoroughly before signing a contract.
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