HOA Documents Checklist — Boise 55+ Buyers

Why This Research Is Non-Negotiable

The HOA is your landlord for the next 10–25 years. You cannot negotiate the fees once you own. You cannot fire the board. The documents below are the only way to evaluate the financial health of the organization you are joining. Request all of them for any Treasure Valley community — including active construction communities like Trilogy Valor and Cadence at Century Farm, where understanding the declarant control period and amenity timeline is especially important.

The Documents to Request

1. Reserve Study — Current Within 2 Years

Professional assessment of the HOA’s long-term capital needs and reserve fund adequacy. 70%+ funded is generally healthy. Below 50% suggests underfunding and potential special assessments or fee increases in the next 5–10 years. Idaho communities are not exempt from aging infrastructure costs — HVAC systems, pool equipment, and clubhouse roofing have the same lifecycle regardless of geography.

2. Three Years of Board Meeting Minutes

Where problems surface before they appear in financial statements. Unresolved maintenance issues, vendor disputes, governance conflicts, and special assessment discussions all appear in minutes before anywhere else. Three years of clean, orderly minutes suggest competent management. Recurring unresolved issues are a signal.

3. Five Years of HOA Fee History

The trend line tells more than the current number. Idaho’s growth-driven construction cost inflation has pushed HOA operating costs higher in many Treasure Valley communities. A community with 6–8% annual fee increases for three consecutive years is experiencing cost pressure that has not resolved. A flat fee history over 5 years may reflect deferred maintenance building toward a jump.

4. CC&Rs — Current Version Plus Any Recent Amendments

Short-term rental policies, exterior modification rules, and pet restrictions vary by community. Short-term rentals (Airbnb, VRBO) are prohibited or restricted in most Idaho 55+ communities — but the specific rules differ. Read the CC&Rs.

5. Capital Contribution Disclosure

Builder communities — Shea Homes (Trilogy Valor) and Brighton (Cadence) — charge one-time capital contributions at closing, typically 0.25–0.5% of purchase price. On a $550,000 home, that is $1,375–$2,750 due at closing beyond standard costs. Confirm the exact amount with the HOA management company before making an offer.

6. For Active Construction Communities: Declarant Control Period

Trilogy Valor and Cadence at Century Farm are in active development. Understand when HOA control transfers from the builder to resident homeowners — and what governance rights you have before that transfer. Builders retain declarant control until communities are substantially built out. During this period they can make rules changes that resident boards cannot easily undo.