Amenities shape how residents feel about where they live, and they influence how buyers compare one community with another. A well-chosen amenity can bring neighbors together and support property values. A poorly planned one can become an ongoing expense that few people use.
The five amenities below are among the most valued in Florida communities. Each one should be weighed against the community's size, budget, and resident needs.
This article is general information and is not legal advice. The association's attorney should be consulted.
1. A Swimming Pool
Florida's warm climate makes a pool the most requested amenity in many communities. A shared pool gives residents a place to cool off, socialize, and host gatherings without the cost and upkeep of a private pool.
A pool also brings ongoing obligations. Chemical service, cleaning, equipment repairs, insurance, and periodic resurfacing all add to the budget, and resurfacing and equipment replacement should be included in the reserve schedule. Clear pool rules help keep the space safe and enjoyable. Staffing choices are discussed in
HOA pool safety: lifeguard vs. policy.
2. Spaces for Families
Playgrounds, open lawns, and covered gathering areas give families a reason to spend time close to home. These spaces are often where children make friends and parents meet neighbors.
Playground equipment should be installed on a proper safety surface and inspected on a regular schedule. Shade is especially valuable in Florida. Rules for these areas should focus on safety and behavior rather than on limiting families with children.
3. A Fitness Center
An on-site fitness room saves residents time and money and is used by people of many ages. Even a small room with a few machines, free weights, and good air conditioning can be well used.
Before a fitness center is opened, several costs should be planned for:
- Cleaning and sanitizing on a regular schedule
- Preventive maintenance and replacement of equipment
- Access control, such as key fobs, to limit use to residents
- Insurance review and posted rules, including a waiver if recommended by counsel
4. Recycling and Sustainability Programs
Recycling is valued by many residents. In many Florida cities and counties, curbside or container recycling is provided as part of the local solid waste service. The local hauler or government should be contacted before money is budgeted, since the service may already be available.
Other sustainability steps, such as LED common area lighting, efficient irrigation, and Florida-friendly landscaping, can reduce operating costs at the same time. More on that topic can be found in
HOAs and Florida-friendly lawns.
5. Internet and Technology Services
Reliable internet is now expected by most buyers and renters. Some associations negotiate bulk internet or cable agreements that cover every home or unit, often at a lower cost than individual plans. Wi-Fi in the clubhouse and pool area, an owner portal for payments and documents, and electronic notices are also popular.
Bulk service agreements can run for many years, so the term, pricing, upgrade obligations, and exit provisions should be reviewed by the association's attorney before a contract is signed.
Planning and Paying for a New Amenity
A new amenity should be planned with the same care as any major project:
- Residents should be surveyed to confirm real interest.
- The governing documents should be checked to see whether an owner vote is required. In a condominium, material alterations or substantial additions to the common elements must be approved as the declaration provides, or by 75 percent of the total voting interests if the declaration is silent.
- Bids should be collected for construction and for ongoing operating costs.
- Insurance coverage should be reviewed.
- Long-term replacement costs should be added to the reserve schedule.
Amenities that are planned this way are more likely to be used, valued, and properly funded for years to come.
Help With Amenity Projects
Budgeting, bid collection, and project timelines are handled for the communities managed by Condominium Associates. To talk about adding or upgrading an amenity in your community,
contact us.
