Thinking about buying a condo in Capitol Hill but not sure where to start? You know the area’s energy, walkability, and transit are unmatched, yet the details around HOA rules, inspections, and financing can feel overwhelming. In this guide, you’ll learn how to evaluate buildings, read HOA health, confirm financing, and navigate local rules with confidence. Let’s dive in.
Capitol Hill at a glance
Capitol Hill is one of Seattle’s most walkable neighborhoods, with coffee, dining, parks, and culture within blocks. Many residents rely on transit, including the Link light rail at Capitol Hill Station, to keep commutes simple. Parking is limited in many buildings and streets, and some areas use Residential Parking Zones. If you plan to own a car, review Seattle’s Residential Parking Zone permits and ask about on-site parking or deeded stalls.
You’ll find a mix of older conversions and newer mid- to high-rise buildings. Ongoing development can improve amenities but may also affect views, light, and daytime noise near construction corridors. If nightlife sound or evening foot traffic is a concern, factor that into your building and unit selection.
Building types and key risks
Condo buildings in Capitol Hill span several eras. Each has different maintenance patterns and risk profiles in Seattle’s wet climate.
Pre-1970s conversions
Some older apartments or large homes were turned into condos. These can offer charm, but you should ask about structural updates, seismic retrofits, and building envelope work. Older wood-frame buildings may be more vulnerable to water intrusion and seismic events.
1980s–1990s low- to mid-rise
These properties often combine wood framing with stucco or siding. In our climate, common issues include envelope wear, flashing failures, balcony drainage, and roof leaks. Elevator and mechanical systems may be due for upgrades if reserves are thin.
2000s–2020s mid- and high-rise
Newer concrete and steel buildings often have modern amenities and fewer short-term capital needs. Still, confirm whether any early building defects have been addressed and whether warranties are expiring. Ask about elevator maintenance schedules and any upcoming mechanical or HVAC projects.
What to look for during showings
- Stains near ceilings or windows, fogging at window edges, or musty smells.
- Visible rust or sagging on balconies and gaps at windows or siding transitions.
- Tired or poorly maintained common areas that might signal management or budget problems.
If you see possible envelope or moisture concerns, consider a specialized inspection focused on cladding, balconies, and drainage.
HOA health and rules
A strong HOA protects your investment. Plan to review the full resale package and ask questions when anything is unclear.
Documents to request
- CC&Rs, bylaws, and rules
- Budget, balance sheet, and recent reserve study
- Meeting minutes for the last 6–12 months
- Insurance certificate and master policy details
- Resale certificate, litigation disclosures, and special assessment history
Washington condominiums are governed by the Washington Condominium Act (RCW 64.34). Your broker or attorney can help you interpret the documents and timelines that apply to your purchase.
Red flags to watch
- Low reserves relative to building age and upcoming projects
- Pending or frequent special assessments
- High delinquency in monthly dues
- Active litigation that could affect lending or future dues
Rental and short-term rental rules
If you plan to rent your unit, confirm the HOA’s rental cap and any waitlist. Short-term rentals are regulated by the City of Seattle and require registration and licensing. Review the city’s short-term rental rules and make sure both HOA rules and city requirements align with your plans.
Insurance basics for condos
Most buildings carry a master policy covering common elements, often to “bare walls.” You typically need an HO-6 policy for your interior finishes, personal property, liability, and loss assessment coverage. Check the master policy deductible and how loss assessments are handled.
Financing and project approval
Condo loans involve underwriting on both you and the building. Plan ahead so your financing does not stall.
FHA, VA, and conventional
Some loan programs require project approval. You or your lender can check FHA status through the HUD condo lookup tool. VA and many conventional lenders also review project factors such as:
- Owner-occupancy percentage
- Dues delinquency rates
- Adequate insurance and reserves
- No significant litigation or excessive commercial space
If a building has a high investor share or other risk factors, lenders may require a larger down payment or adjust terms. Your HOA dues will count toward your debt-to-income ratio, and lenders can require detail on any special assessments.
Inspections and due diligence
Condo due diligence includes both the unit and the shared systems you rely on daily.
- Order a condo-focused home inspection covering plumbing, electrical, HVAC, and visible building envelope elements. Ask your inspector about roof and common area observations when allowed.
- If you suspect moisture or balcony issues, bring in an envelope specialist.
- Review the building’s permit and code history through Seattle Department of Construction & Inspections permit records to see past repairs or open permits.
- Verify exactly what parking and storage are included and how they transfer.
- Read HOA minutes closely for signs of upcoming projects or assessments.
Costs, taxes, and ongoing expenses
Washington’s Real Estate Excise Tax is typically paid by sellers, while you should budget for buyer closing costs like loan fees, title, escrow, and recording. After closing, you will pay property taxes and HOA dues. To understand property tax payment timing and logistics, review the King County Treasurer’s property tax information.
Monthly HOA dues vary by building and usually cover common-area expenses and reserves, plus some utilities depending on the building. Ask for a dues breakdown and how often budgets are updated.
Step-by-step buying checklist
Before you write an offer
- Confirm the unit is a condominium, not a co-op.
- Ask for the HOA resale package: CC&Rs, rules, reserve study, budget, minutes, insurance, and disclosures.
- If you need FHA or VA financing, verify project eligibility early.
- Review SDCI permit history for recent repairs and open permits.
- Compare recent sales for similar units, adjusting for level, view, parking, and storage.
Inspections and review
- Schedule a condo inspection. Add a specialist if you see envelope or balcony concerns.
- Review HOA documents with your agent or attorney, especially reserves and planned projects.
- Verify parking and storage assignments in writing.
Offer strategy
- Consider standard contingencies: inspection, financing, and HOA document review.
- In competitive situations, timeframes can be shortened, but weigh risk carefully.
- Clarify who pays for the HOA document or resale certificate fees in your contract.
Pre-closing
- Re-check HOA minutes for any new votes or assessments post-offer.
- Bind your HO-6 policy with appropriate loss assessment coverage.
- Confirm utility transfers and any parking or storage assignment paperwork.
- Do a final walkthrough to confirm condition and agreed repairs.
Real-world tradeoffs to weigh
- Convenience vs. quiet: Units near nightlife or transit hubs offer great access but may have more evening noise.
- Car-free vs. car-light: If you need a vehicle, confirm deeded or assigned parking and understand street permit rules.
- Newer finishes vs. predictable costs: Older buildings might be more affordable upfront but can face larger capital projects if reserves are low.
- View today vs. future development: Ask about nearby projects that could affect light or outlook.
Next steps
Buying a Capitol Hill condo can be straightforward when you focus on building health, HOA strength, and financing fit. With the right plan, you can enjoy a walkable, transit-friendly lifestyle and protect your investment.
If you want a local, high-touch guide to coordinate inspections, review HOA materials, and shape a smart offer strategy, reach out to The Network. Schedule a free consultation and take the next step with confidence.
FAQs
What should I review in a Capitol Hill condo HOA?
- Ask for CC&Rs, rules, budget, reserve study, meeting minutes, insurance, litigation disclosures, and any planned special assessments.
How do Seattle short-term rental rules affect my condo?
- Seattle requires short-term rental registration and licensing, and your HOA may add its own limits; confirm both before you plan to host.
Can I use an FHA or VA loan for a Capitol Hill condo?
- It depends on project approval and lender criteria; verify with your lender and check FHA status via HUD’s condo lookup tool.
What inspections are most important for Seattle condos?
- Start with a condo-focused home inspection and add an envelope or moisture specialist if you see signs of water intrusion or balcony issues.
How do HOA dues affect my mortgage approval?
- Lenders include dues and any known assessments in your debt-to-income ratio, which can influence the loan amount you qualify for.
Where can I check a building’s repair history?
- Review SDCI permit records for past work and open permits, and read HOA minutes for upcoming projects.
