How Irvine Master HOAs Really Work

Have you noticed two separate HOA line items on Irvine listings and wondered why? You are not alone. Irvine’s master-planned design often means you pay a sub-association fee and a master association fee, and each covers different things. In this guide, you will learn how those layers work, what drives dues, which documents to request, and a simple way to forecast your true monthly costs. Let’s dive in.

Master and sub HOAs in Irvine

The layered village model

Irvine is built around master-planned villages with a hierarchy of associations. The developer recorded governing documents that assign responsibilities across layers to maintain shared infrastructure and amenities. You will see a master association that serves multiple neighborhoods and smaller sub-associations that serve a specific tract or building. To get a feel for the planning model and amenity design, explore the developer’s overview of the Villages of Irvine.

Who pays what, and why

Most homes in Irvine belong to at least one HOA. If a master association exists, owners typically pay both the master assessment and the sub-association assessment. The master often funds regional amenities such as large recreation centers, lakes, or major landscape corridors. The sub-association funds localized needs like building exteriors for condos, private road maintenance in a gated tract, small parks, or neighborhood pools.

Developer control and turnover

In newer villages, the developer may control the board for a period after the community is formed. Control transitions to homeowner-elected boards once the turnover conditions in the governing documents are met. If you are considering a newer section of Irvine, ask if the association is still under developer control and when turnover occurred. This affects budgets, reserve planning, and how decisions get made.

Dues, budgets, and reserves

Regular assessments you will see

Your total HOA obligation usually has two parts: a sub-association regular assessment and a master association regular assessment. Condos and townhomes tend to have higher sub-association dues because they include building insurance and shared systems. Detached homes often have lower sub-association dues but can still pay a meaningful master assessment for village-level amenities. Always add both dues to understand your monthly carrying cost.

Reserves and special assessments

Associations maintain operating budgets and separate reserve funds for long-lived components like roofs, paving, pools, and fencing. California law outlines reserve study expectations and long-term planning. Boards use this information to set dues and plan replacements. If reserves are underfunded, you may see higher dues or a one-time special assessment to catch up.

Legal guardrails to know

California’s Davis-Stirling Act outlines what associations must disclose and how finances are planned and collected. Key items include:

• Annual budget report and related disclosures to owners under Civil Code 5300.
• Reserve study requirements and component inspections under Civil Code 5550.
• Limits on assessment increases that may require member approval under Civil Code 5605.
• Collection policies and lien rights for unpaid assessments under Civil Code 5650.

For an overview of why reserve studies matter and how they guide long-term funding, see the Community Associations Institute’s summary on reserves and reserve studies.

Amenities that drive dues

Three amenity tiers

Amenities are the biggest driver of cost differences across Irvine villages. A simple way to think about it:

• Tier 1 – Essential services: basic landscaping, street lighting, minimal common areas. Lowest ongoing cost.
• Tier 2 – Local village amenities: neighborhood parks, small pools, tot lots, localized landscaping. Moderate cost.
• Tier 3 – Regional master amenities: large recreation centers, lakes, extensive trail systems, guard-gated entries, staffed facilities. Highest ongoing cost and staffing needs.

Pools, lakes, staffed recreation centers, and expansive landscaping increase utilities, staffing, insurance, and maintenance. Older amenities also face more frequent capital replacements.

What the master covers vs. the sub

The recorded CC&Rs spell out which amenities are master-maintained and which belong to the sub-association. For example, a master may fund a large rec complex and lakes that serve multiple neighborhoods, while a sub covers a local pool or private roads inside one tract. This split directly affects what you pay each month. Always confirm the allocation in writing before you finalize an offer.

Forecast your true monthly cost

Use this step-by-step method to estimate what you will actually pay in Irvine:

1. Gather the current sub-association regular assessment and the master assessment. Note the payment frequency.
2. Add property-specific pass-throughs. For condos, ask what the master policy covers and what you still carry. Ask about trash, private utilities, and parking fees.
3. Read the current budget and the latest reserve study. Identify near-term projects. If a special assessment or a dues increase is likely, annualize it into a monthly figure and add it to your estimate.
4. Add a risk cushion. Many buyers include a 10 to 20 percent contingency on the HOA portion to cover unexpected increases or one-time assessments.
5. Compare similar homes across villages. You will see how amenity tiers and master allocations change the bottom line.

As a rough orientation, combined HOA obligations for a detached home in an amenity-rich village often land in the low-to-mid hundreds per month, while condos and townhomes can be several hundred per month. Always confirm actual numbers from the association’s budget and disclosure packet for the specific property.

What to request before you buy

Ask for these items early in your process, ideally when you write the offer or immediately after acceptance:

• Current assessment amounts for both master and sub, with payment schedule.
• Adopted operating budgets for the current and prior year for both associations.
• Most recent reserve study and current reserve fund balances.
• Minutes from the past 12 to 24 months of board meetings.
• CC&Rs, bylaws, and rules and regulations, including rental, parking, and architectural guidelines.
• Any pending or recently levied special assessments, plus how they are funded.
• Any pending or threatened litigation and estimated exposure.
• Management company name, key vendor contracts, and contract terms.
• Evidence of developer control or completed turnover and any remaining developer obligations.

California resale packets typically arrive during escrow. Build in time to review, ask follow-up questions, and, if needed, renegotiate or request credits.

Red flags and smart questions

Red flags to watch

• Announced special assessment or a large recent assessment with limited explanation.
• Low reserve balance relative to the reserve study’s recommendation.
• Ongoing or significant litigation.
• High delinquency in assessments, which strains the budget and can foreshadow increases.
• Poor transparency or slow document delivery from management or the board.

Questions to ask

• What does the master cover vs. the sub, and how is my payment split between them?
• What capital projects are planned in the next 1 to 5 years? How will they be funded?
• What is the current reserve balance, and what percent funded is the plan versus the reserve study?
• Have there been special assessments in the past 10 years? Why, and how were they structured?
• Are there rental or occupancy rules that could affect future use or resale?
• Is there any pending litigation, and what is the potential financial impact?

Governance, boards, and management

Boards of directors for both the master and sub-associations set budgets, hire vendors, enforce CC&Rs, and oversee reserves, as authorized by their governing documents and state law. Many Irvine associations hire professional management companies to run day-to-day operations, collect dues, and coordinate maintenance. Managers advise the board but do not replace board authority. Ask who the manager is, how responsive they are, and whether vendor contracts lock in pricing for key services like landscaping and pool operations.

Coordination between master and sub boards matters, especially for shared infrastructure and timing of capital projects. When priorities are misaligned, owners can face delays or unexpected costs. Reviewing minutes from both layers helps you spot issues early.

Irvine context for relocators

If you are moving from an area without master associations, the dual-dues structure can be surprising. In Irvine, the layered model helps deliver high-quality shared spaces by spreading costs across larger groups of owners. Some parks and trails are city maintained and do not affect HOA dues, while others are HOA amenities funded by your assessments. Confirm who maintains each feature so you know exactly what you are paying for.

Ready for tailored guidance?

You deserve clear answers and a precise cost picture before you write an offer. If you want help benchmarking villages, analyzing budgets and reserves, and projecting ownership costs, connect with Michelle Trotter for a private, concierge-level consultation.

FAQs

What is a master HOA in Irvine, and how is it different from a sub-association?

• A master HOA maintains multi-village amenities and infrastructure, while a sub-association handles localized services for a specific tract or building; many owners pay both.

How are HOA budgets and assessment increases set under California law?

• Boards adopt annual budgets and disclose them per Civil Code 5300, and larger increases may require member approval under Civil Code 5605.

What is a reserve study, and why should I care as a buyer?

• A reserve study projects the timing and cost of major replacements and guides annual reserve funding; strong reserves lower the risk of sudden special assessments, per Civil Code 5550.

Can an HOA place a lien if assessments are unpaid?

• Yes, California law permits collection actions and liens for unpaid assessments, as outlined in Civil Code 5650, which is why you should verify no delinquency exists at closing.

How do amenities affect what I pay in Irvine?

• Larger, staffed amenities like multiple pools, lakes, and recreation centers increase operating and reserve costs, and those expenses are reflected in the master or sub-association dues depending on who maintains them.