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HOA document check · United States
For home buyers and their agents. Upload the HOA resale package and see every fee, special assessment, reserve gap, lawsuit and rental or pet rule that matters, each linked to its page, with a red, amber or green call for each area and a question to ask.
Free preview, no signup. US$39 per package (USD).
159-lot Colorado Springs association
Real public documents · 270 findings from 98 pages
Operating dues revenue is budgeted to rise from $42,018.20 in 2025 to $59,827.00 in 2026 to balance the operating budget.
HOA Dues (For Operating Expenses) $ 42,018.20 $ 42,018.93 $ 59,827.00 Amount …
Send the HOA documents. You get the overall call, a red, amber or green rating for each area and the first 5 findings, each with its page, usually in 5 to 15 minutes. Then decide if the full check is worth US$39.
Upload the HOA documents
The resale package from the seller or the HOA, plus the budget, reserve study or CC&Rs if you have them.
Tell us where to send it
Just an email address. No account, no card, no sales call.
Read the preview, then decide
Unlock the full check for US$39 (USD) only if it's useful, then take the questions to your agent or attorney.
HOA packages arrive as a pile of PDFs. Send whichever you have: the more you add, the more the check can cross-check.
Disclosure rules differ by state: what the HOA must give you and how long you have to review it. FileAI reads what the documents say and doesn't apply any state's law, so ask your agent or attorney how long your review period is.
Real sample
We ran the check on that a 159-lot Colorado Springs association publishes on its own website: 98 pages, 270 findings. Here's the buyer's brief and some of them.
What the calls mean
Major replacement costs exceed available capital, while assessment funding and escalating attorney costs remain unresolved.
This is a 159-lot residential homeowners association in Colorado Springs, with shared recreation areas and private drives serving 28 lots. The package covers 2026 budgets, a reserve study, covenants, and August 2026 board minutes. Major capital projects and rising enforcement costs leave future assessments and dues uncertain.
Dues and fees
AmberAnnual charges have increased substantially, and the home's private-drive and service classification determines the bill.
Ask: What are this home's exact annual charges, payment dates, closing fees, and proposed 2027 increases?
Special assessments
RedA $110,000 assessment is recommended, and the board is still considering assessment funding for major projects.
Ask: Has any assessment been approved or proposed, and what amount, allocation, and payment schedule would apply to this home?
Reserves and budget
RedHigher reserve contributions help, but available capital does not cover the contemplated court and parking work.
Ask: What does the updated reserve cash flow show after revised project costs, unpaid invoices, and legal overruns?
Litigation and disputes
RedCovenant-enforcement attorney costs are already $12,000 over budget, with further costs possible.
Ask: What disputes are generating these costs, what exposure remains, and how will further attorney expenses be funded?
Insurance
AmberCoverage requirements are documented, but actual policy limits and deductibles remain unverified.
Ask: Can you provide current policy declarations, deductibles, coverage limits, expiration dates, and confirmation of common-area property and fidelity coverage?
Rules and restrictions
AmberRental, parking, pet, and improvement restrictions may limit intended use or require costly changes.
Ask: Are the home's existing improvements approved, and do current rules permit your planned rental, parking, pets, and alterations?
Major repairs and projects
RedCourt and parking replacement could cost $190,000–$200,000 before other work, exceeding the reported Capital Fund.
Ask: What revised, approved project schedule and funding plan reconciles the court, parking, playground, and ravine repair needs?
Delinquency and red flags
AmberAccounting discrepancies need clarification; delinquency rates and this home's payment status are not disclosed.
Ask: Can you provide corrected fund statements, the association's delinquency report, and a current account statement for the home?
FileAI lists what the documents say. It isn't legal or financial advice. State laws on HOA disclosures and on a buyer's right to cancel differ: talk to your real estate attorney or agent before your review period ends.
Recommended $110,000 special assessment; no due date stated
2026
Study schedules trails, asphalt resurfacing, and playground replacement; reconcile with board priorities
2026
Scheduled board meeting
September 22
Capital Fund $50,974 and Private Drives $20,390 CDs mature
11/2026
Reserve study coverage expires
December 31, 2026
Biweekly recycling expected without an additional resident charge
January 1, 2027
And 8 more dates in the full HOA document check.
Operating dues revenue is budgeted to rise from $42,018.20 in 2025 to $59,827.00 in 2026 to balance the operating budget.
“HOA Dues (For Operating Expenses) $ 42,018.20 $ 42,018.93 $ 59,827.00 Amount required to …”
The prior-year surplus or deficit available to the 2026 budget remains undetermined pending 2025 results.
“Prior Year Surplus/Deficit $ 2,442.00 $ - $ - TBD based on 2025 results”
Liability and D and O insurance is budgeted at $3,553.00 for 2026 versus $3,230.00 actual in 2025, with a stated 10% increase.
“Insurance - Liability, D and O $ 3,414.00 $ 3,230.00 $ 3,553.00 10% increase …”
The legal-fees line reports $3,560.00 actual spending against a $1,500.00 budget for 2025.
“Legal Fees $ 1,500.00 $ 3,560.00 going forward we separate legal fees by governing …”
No private-drive repair or replacement spending is planned in the 2026 budget.
“Repair/replacement expenses $ - $ - $ - none planned at this time”
We tested the check on 6 sets of real public HOA documents against an answer key: FileAI found 91% of the findings in it. See how we measured it .
Source: Quotes are shortened here; the check you buy quotes each finding in full.
Everything in the package a buyer should know, sorted into the areas that cost money or limit what you can do, and split between the home you're buying and the whole association.
Click a page number and the document opens at that page with the sentence highlighted.
Every quote is matched against the page text, and a person reviews every finding before delivery.
A question for the HOA or the seller in each area, plus Excel, CSV and print to share with your agent, attorney or lender.
Reading about assessments? See special assessments explained, how to read a reserve study and what to check in an HOA resale package.
No subscription. The preview is free, and you only pay to unlock the full check for a home you're serious about.
A buyer's agent checking packages every week? Email support@fileai.pro and we'll sort out a monthly arrangement.
HOA document check
US$39 per package
All prices in US dollars (USD).
FileAI is small and new. While volumes are low, I read every finding of your check against its page before it's delivered: I fix wording, remove anything that doesn't matter and add anything that was missed. That's why the full check can take up to one business day.
It isn't legal advice, and it doesn't replace your agent or attorney. It gets you to the right questions faster. If something's wrong or missing, reply to your results email and I'll fix it.
The resale certificate, disclosure package or estoppel letter as a PDF with selectable text. Add the budget, financial statements, reserve study, CC&Rs, bylaws, rules and regulations, meeting minutes or insurance certificate too if you have them: up to 20 files. Scanned pages without a text layer are skipped and flagged, because FileAI can't read scans yet.
No. FileAI lists what the documents say, links each finding to its page and rates each area to show you where to look first. It doesn't tell you whether to buy or what your rights are. Talk to a real estate attorney or your agent about the contract, a special assessment or your right to cancel.
Yes, it reads the documents you upload, whatever the state. HOA disclosure rules differ by state: what the association must hand you, how long you have to review it and whether you can cancel afterwards. FileAI doesn't apply any state's law, so check those deadlines with your agent or attorney, and send the package as soon as you have it.
A resale package can run to hundreds of pages. The check pulls out every fee, assessment, reserve figure, lawsuit, insurance limit and use rule, quotes each one and links it to its page, so you can see what matters in minutes and ask the right questions before your review period ends.
After you upload, the free preview is usually ready in 5 to 15 minutes, and we email you the link. After you unlock it, a person checks every finding against its page before the full check is delivered, usually within one business day.
No. You give an email address so we can send you the link to your check. Anyone with that link can open it, so only share it with the people helping you buy.
Your files are stored privately and only reachable through your link. They are sent to our AI provider only to read the pages, and are never used to train AI. Ask us and we delete the package and its files.
Every finding quotes the words it came from and gives the page they are on, and FileAI checks each quote against the text of that page. Click the page number and the PDF opens with the sentence highlighted. Findings whose quote can't be matched are flagged for you to check.
Tell us. We fix the check, and if you're not happy within 14 days you get your US$39 back.
Yes. Upload each package on its own. If you check packages every week, email support@fileai.pro and we'll sort out a monthly arrangement.