What is the Difference Between Co-ops and Condos?

co-ops vs condos
••• © Big Stock Photo

Cooperative buildings, also known as co-ops, are typically associated with New York City. That’s because there’s more co-op buildings in the Big Apple. According to the U.S. Census Bureau, there are 328,529 co-op units compared to 115,844 condominium (condo) units. But condos didn’t become a phenomenon until the 1960s when FHA guidelines made provisions for their financing.

“Procedurally, it’s easier for the owner of an apartment building that started as a rental to convert into a co-op than to a condo, which is one reason there’s more co-ops in the city,” says Peter Palion, CFP and founder of Master Plan Advisory in East Meadow, New York.

Other hot beds for co-op buildings include San Francisco, Minneapolis, Washington, D.C., Atlanta, Boston, Seattle, Indianapolis, Detroit, Chicago, Tucson, Phoenix and a few cities in Florida as well as sprinkled throughout the East Coast.

The differences between condos and co-ops include their ownership structure, financing options, taxation, prices, taxes, fees and oversight entity.

Ownership Structure

Both co-ops and condos answer to an oversight entity. For co-ops, it is a committee or board while for condos it is a Homeowners Association (HOA). One is not more or less desirable than the other. It’s merely a matter of preference. Some desire condo residency because they offer outright ownership where co-ops sell fractional ownership through shares that are specific to the unit. Yet and still, either type of dwelling qualifies for homeowners insurance coverage.

“Homeowners insurance for a condo covers the walls, the floors, the ceiling because the unit belongs to the owner,” said Palion. “But when you buy insurance for a co-op, it’s like a renter’s policy that covers the contents but not any of the structural items.”

In fact, the structure itself is not the responsibility of the co-op buyer because he or she has only purchased the right to occupy the unit not the unit itself.

Many condo complexes limit the number of rentals as a percentage of the total units ranging from 80 percent owner-occupied to 50 percent so as to prevent the complex from turning into an apartment rental, which can lower values. Most co-ops do not allow subleases or rentals.

Financing

The differences in ownership do not preclude a bank from repossessing either a co-op or condo in the event a buyer is unable to pay back the mortgage. But unlike co-ops, HUD approved condos can be financed through FHA mortgages while only certain banks participate in co-op lending and only after it’s determined that the co-op is a qualified building on the bank’s approved list. Condo units, which can be part of a single level, multiple level or detached, are financed separately and the property is secured by a trust deed or mortgage, according to state laws.

Pricing, Taxes, Dues and Fees

It is the co-op committee or board that approves a unit’s sale price and a co-op board can decline to approve the purchase price of a unit if it’s so low that it could impact the value of other shareholders’ units. In the case of condos, HOAs do not hold the power to prevent a sale or purchase.

When it comes to dues and fees, both a co-op and condo buyer pay monthly maintenance but the condo owner pays to the HOA while the co-op member pays to the board.  Fees and dues paid to the HOA are typically for maintenance of common areas, the exterior of the building, the roof, association management and could include some of the utilities such as water and trash pickup, as well as extracurriculars, such as clubhouse, exercise facilities, swimming pool or spa.

In the case of a co-op, the building pays the tax bill, according to Palion, which is divided among the tenants and factored into their monthly maintenance fee, which can be used to pay the salaries of a doorman, maintenance staff for upkeep and building superintendent. In a condo, because the buyer owns the unit, the tax bill applies directly to the unit. Specifically, a condo unit is assessed separately for tax purposes with the understanding, in most cases, that the buyer owns the space between the walls, floors and ceilings, usually to the midpoint.

Taxes are then paid directly to the county assessor or through a lender's impound account.

While the fees paid to a co-op might be higher than a condo's HOA, if improvements are proposed to the common area of a condo, owners who are opposed to the project often walk away dismayed. “They will be assessed some dollar amount of the cost if the other condo owners and HOA approve it,” Palion told The Balance.

Boards or Committees and HOAs

When buying a condo, there is no selection process of the neighbors but there’s also no way to prevent a booming drummer from becoming a neighbor. Co-op shareholders, on the other hand, fully vet each other during the admissions process, requiring an interview and active digging into an applicant’s financial statements, assets, liabilities, credit report, bank accounts and requests letters of personal and professional recommendation. While the process appears to be a severe violation of confidentiality, shareholders approve of it because it allows them to pick and choose others who buy into the co-op and reside in the building.

By contrast, condo owners can live in a condo complex for years and never truly know their neighbors.

Because co-ops are governed by a committee, appointed by co-op shareholders, the committee has the right to reject or approve a potential fractional owner. But Fair Housing rules were enacted to prevent a co-op board or committee from taking the selection process too far by outlawing discrimination.

Co-ops can be more costly than condos in the long run especially when a buyer holds a personal mortgage while also paying the building's co-op mortgage, which is often refinanced to pay for the building’s capital improvements.

Some co-ops prefer owners who maintain the unit as their primary residence and as a result, foreign buyers, investors or second-home buyers are not permitted to acquire a unit.

In conclusion, home owners who value their freedom and being able to do what they please, when they please, will prefer a single family home, according to Palion.

“When you move into one of these developments, whether it’s a condo or co-op, there’s someone there potentially telling you what you can and cannot do and what you must spend your money on,” he said.

Updated by Juliette Fairley May 2019