Look beyond the monthly dues
Compare what dues include, the operating budget, reserve contributions, and the expenses you will pay separately. A lower monthly figure is only one part of the ownership picture.
Condominiums · Seattle & Puget Sound
Your condo.
Your next chapter.
A clearer plan.
Buying or selling a condo means understanding the home, the association, and the decisions ahead. Kevin Thomas brings hands-on experience and clear communication to help you move forward.
Have a question? Connect With Kevin Thomas
Communication makes a difference
The right questions.
The right people.
Consistent follow-through.
A condo transaction involves more than a buyer and seller. Association members, the Board of Directors, a property manager, lenders, and other professionals may each hold information that matters.
Kevin’s role is to establish productive communication, request information early, follow up on open questions, and help everyone understand the next step. That coordination becomes especially valuable when repairs, assessments, or renovations are involved.
Professional working relationships help connect the moving pieces—from the first document request to the final closing details.
Buying a condo
Love the space.
Understand the whole picture.
Kevin helps you connect the day-to-day fit with the association information and professional reviews that support an informed decision.
Bring your lender in early
Your financing review may include the condominium project as well as your personal qualifications. Ask your lender about project eligibility, insurance, repairs, and the requirements of your chosen loan program.
Understand insurance and maintenance
Review the association’s master policy and deductibles with an insurance professional. Identify your individual coverage needs and where owner responsibilities end and association responsibilities begin.
Make sure the rules fit your plans
Review rental restrictions, parking and storage rights, pet policies, move-in procedures, and remodeling rules. Ask about any needed accommodation through the appropriate process.
A little clarity goes a long way
The documents
behind the door.
These records help you ask better questions about the community, its obligations, and its plans. Open each topic for a plain-language explanation.
Read them together.
A reserve study, budget, financial statements, meeting minutes, and resale certificate each tell part of the story.
01Reserve studiesThe plan for tomorrow’s shared expenses.
A reserve study estimates the useful life and future repair or replacement costs of major shared components, such as roofing, siding, and elevators, where applicable. It also evaluates reserve funding and presents a plan for future contributions.
A useful questionHow current is the study, what work is approaching, and how do actual reserves and contributions compare with the plan?
A reserve study is a planning tool. It does not guarantee that future dues increases or special assessments will be avoided.
02Meeting minutesA record of decisions—and questions worth asking.
Board and association meeting minutes document business discussed and actions taken. Reading recent minutes alongside financial records can help identify recurring maintenance issues, proposed projects, insurance concerns, or budget discussions that deserve follow-up.
A useful questionHas a topic only been discussed, or has a project, contract, budget change, or assessment actually been approved?
Minutes may summarize rather than capture every detail. Kevin helps identify follow-up questions and request supporting information.
03Special assessmentsUnderstand the cost, the purpose, and the timing.
A special assessment is an additional charge to owners beyond regular dues. It may fund major work, an unexpected expense, or a funding shortfall. Buyers and sellers should understand the amount allocated to the unit, what remains unpaid, and the payment schedule.
A useful questionWhat does the assessment fund, is the work complete, and how will responsibility for payment be addressed in the purchase agreement and closing?
A special assessment does not by itself tell the whole story. Its purpose, supporting project information, and funding all matter.
04The resale certificateAn important picture of the unit and association.
For resales where required, the association’s officer or authorized agent prepares a disclosure package based on association records. It includes specified information about assessments, finances, insurance, legal matters, and governing documents, with requirements depending on the law that applies to the community.
A useful questionIs the package complete, what questions need answers, and what review and cancellation deadlines apply to this transaction?
Kevin coordinates the request and helps organize the review. Legal interpretation and transaction-specific rights should be reviewed with a qualified Washington attorney when needed.
Selling a condo
A thoughtful sale starts
before the listing goes live.
Your condo’s presentation matters. So do the association details that buyers and lenders may need. Kevin helps you prepare both.
Gather the association information
Establish contacts with the board or property manager, request documents early, and organize dues, assessment, and project information.
Choose improvements with a purpose
Consider condition, comparable sales, budget, and timing before deciding what to update. Every renovation dollar should have a reason.
Keep the paper trail together
Collect applicable written approvals, permits, warranties, and contractor records so buyer questions can be addressed with documentation.
Prepare a coordinated launch
Bring pricing, presentation, photography, buyer inquiries, and transaction deadlines into one organized plan.
Experience in action · North Seattle
From renovation planning
to the next chapter.
At Windermere Community in North Seattle, Kevin helped a condo owner navigate an extensive renovation and prepare the property for sale. The work called for ongoing communication with the association and coordination among the owner, contractors, and other professionals.
More than preparing a listing
Keeping the project connected.
Kevin helped coordinate property preparation, HOA permissions, remodeling decisions, and budget discussions while keeping the eventual sale in view.
This experience informs his approach today: identify the requirements, document decisions, communicate regularly, and address questions before they become last-minute obstacles.
Completed sale · March 2025
The finished spaces
See how the rooms come together.
Two perspectives on the completed living and dining areas, connecting the kitchen transformation with the rest of the home.
He worked seamlessly with multiple parties, including the HOA, management board, contractors, and legal teams, ensuring that progress never stalled.
Dr. Steven RudnickNorth Seattle condo seller · April 27, 2025
More client reviews on Realtor.comExcerpt from Dr. Rudnick’s project-management testimonial. Individual experiences and results vary.
Have a condo with a few moving pieces?
Start with a conversation about the property, your timeline, and what needs to happen next.
Before you renovate
Start with the requirements.
Then plan the updates.
Even an interior update can involve shared systems or community rules. The requirements vary by property, so confirming them early helps you set a more realistic scope, budget, and schedule.
- Written association approvals required for your planned work
- Flooring, sound-control, plumbing, and shared-system requirements
- Contractor licensing, insurance, work hours, and access procedures
- Government permits and inspections, separate from association approval
- Records, warranties, and documentation to retain for the sale
Kevin helps coordinate the process. Licensed contractors, inspectors, engineers, attorneys, and other specialists provide advice within their respective fields.
A home in its surroundings
The community
beyond the building.
A condo search also involves the places and routines around it. Consider transportation, outdoor spaces, shopping, parking, and the services that matter to your plans.
Kevin works with buyers and sellers across Seattle, Kitsap County, and the greater Puget Sound region, helping connect property details with your own priorities.
Let’s talk about your prioritiesYour questions. Your timeline.
Let’s talk about
your condo plans.
Thinking about buying or selling a condo? Connect with Kevin Thomas to discuss your questions, your timeline, and the next steps that fit your goals.
Kevin Thomas · Washington Real Estate Broker
Brokered by Pellego Inc. · WA License #21014168
General educational information. Requirements, association rules, loan eligibility, and review deadlines depend on the community and transaction. Kevin can help organize questions and connect you with appropriate professionals; this page does not provide legal, engineering, insurance, or lending advice.
Learn more: Washington reserve studies · Condominium resale certificates · WUCIOA resale certificates · Fannie Mae project guidance