Thinking about a home in Eastman and wondering what your HOA fee actually covers? You are not alone. In a four-season community like Eastman in Grantham, clear roles matter for your budget and daily life. This guide breaks down what HOAs like Eastman typically handle, what stays on you as a homeowner, and the exact documents to review so you do not face surprises. Let’s dive in.
What your HOA typically covers
Every HOA is different. In Eastman, responsibilities are defined by the community’s recorded Declaration, Bylaws, and Rules and Regulations. Use the points below as a starting framework, then confirm specifics in writing.
Common areas and amenities
Your HOA typically maintains shared spaces and community amenities. This often includes parks and beaches, a clubhouse, pools or fitness areas, tennis courts, playgrounds, trails, and docks or boat facilities. If a golf course is part of the community footprint, the HOA may handle common areas related to it. Staffing, hours, and reservations are usually set by the association’s policies and budget.
Roads and snow removal
Many New Hampshire communities have private roads. If Eastman’s roads are association owned, the HOA typically handles maintenance, snow plowing, signage, and repairs. If a road has been accepted by the Town of Grantham, the town usually handles it. Road ownership can vary by phase, so verify who maintains the roads near your home and any driveway apron rules.
Landscaping and lighting
Expect the HOA to address common-area mowing, tree and brush trimming, and plantings that are part of shared grounds. Exterior lighting for common areas is also usually covered, including fixture maintenance and electricity for those shared fixtures.
Water, sewer, and stormwater systems
In some planned communities, the association manages community-owned water or wastewater infrastructure, along with stormwater drainage. If Eastman operates a private system, the HOA may be responsible for maintenance, testing, and compliance. If your property uses a private well or a septic system that serves only your lot, you typically handle its upkeep.
Community management and insurance
The HOA’s administrative work is usually covered by your dues. That includes staff or a management company, budgeting and bookkeeping, collecting assessments, governance meetings, and covenant enforcement. The association also holds a master policy for common elements and director and officer liability. This master policy does not replace your personal homeowner’s insurance.
Rules enforcement and architectural review
Most associations use an Architectural Review Committee to review exterior changes. Items like additions, decks, paint colors, sheds, fences, satellite dish placement, or solar panels may require advance approval. The HOA also enforces rules, issues notices, and may levy fines for violations according to its procedures.
Amenity access and member services
Associations often manage access to facilities through key cards, stickers, or member IDs. Guest rules and any amenity usage fees are set by the association’s policies. Check the current fee schedule for any add-on costs.
Trash and recycling
Some HOAs contract for community-wide trash and recycling pickup. Others leave it to owners to set up private service. Confirm the process for your address so you can plan your monthly costs.
What remains your responsibility
Your HOA covers shared interests. You are typically responsible for anything that serves only your home or that the Declaration assigns to owners.
Interior maintenance and systems
Repairs inside the structure are on you. That includes plumbing, HVAC, appliances, flooring, and interior finishes. You also manage any interior upgrades.
Your homeowner’s insurance
The association’s master policy covers common elements, not the inside of your home or your personal property. You will need a homeowners policy appropriate to your property type to cover the dwelling interior, contents, and personal liability.
Taxes and mortgage
Local property taxes in Grantham and Sullivan County are separate from HOA dues. Your mortgage and property tax payments are solely your responsibility.
Private utilities and individual systems
If your home has a private well, a septic system serving only your lot, a propane tank, or individual meters for utilities, you typically handle maintenance, testing, and repairs. Driveways that serve a single home are also commonly an owner responsibility unless the Declaration states otherwise.
Exterior items on your lot
Decks, sheds, detached garages, and landscaping on your lot are usually yours to maintain. Even when ARC approval is required before you modify these items, you pay for and complete the work.
Fines, violations, and assessments
If there is a covenant violation tied to your property, fines and costs to cure are usually the owner’s responsibility. You also pay regular HOA dues and any approved special assessments.
The Eastman due diligence checklist
To know exactly what your Eastman HOA covers, ask for these documents early in your process. These are the key records that answer the “who covers what” question.
- Recorded Declaration of Covenants and any Supplemental Declarations
- Bylaws and Articles of Incorporation
- Current Rules and Regulations, including ARC guidelines and forms
- Current budget and most recent annual financials
- Reserve study and current reserve fund balance
- Meeting minutes for the past 6 to 12 months
- Estoppel or Resale Certificate for the specific property
- Current assessment and fee schedule, including any special assessments
- Master insurance certificate and a coverage summary
- Any pending litigation disclosures or claims
- Management contract and contact information
- Road maintenance agreements or town dedication records
- Any bulk service contracts affecting owners, such as trash or cable
- Policies for pets, rentals, and parking/vehicles
Why this matters: the Declaration and Rules define responsibilities and restrictions. Budgets, reserves, and minutes help you gauge financial health and upcoming projects. The estoppel confirms fees, violations, and assessments tied to the specific home.
Smart questions to ask before you commit
Use these practical questions with the seller and the association. Get answers in writing when possible.
- What is the current HOA fee and what services are included?
- Have there been special assessments in the past five years? Are any planned?
- What is the reserve fund balance and when was the last reserve study completed?
- What percentage of owners are delinquent on dues?
- Are the roads private or town owned? Who handles snow removal and in which areas?
- Does the HOA provide trash and recycling service?
- Who is responsible for water, sewer, septic, and stormwater systems serving this home?
- Which amenities are available today and are there additional user fees?
- What are the rules for rentals, including short-term and long-term?
- What is the ARC approval process and typical timeline for exterior changes?
- What does the master insurance policy cover, and what should I insure personally?
- Are there any pending lawsuits or claims involving the association?
- Is there a transfer fee or capital contribution due at closing?
Red flags to watch for
These items can increase your risk of surprise costs or delays. Ask follow-up questions if you see any of the following.
- Reserves that are low or not aligned with the reserve study
- Frequent or large special assessments in recent years
- Pending or ongoing litigation involving the HOA
- High delinquency rates on dues
- Rapid board turnover or management instability
- Vague maintenance language in the Declaration
- Restrictions that conflict with your plans, such as rental or pet policies
- Major capital projects with no clear funding plan
Local context in Grantham and Sullivan County
New Hampshire winters are real, and so are the costs to maintain a four-season community. Snow removal plans, sand and salt budgets, and private road maintenance are important. Some rural neighborhoods rely on community-owned water or wastewater systems, while others use private wells and septic. Property taxes in Grantham are separate from HOA fees, so include both in your monthly budget. For recorded documents, you can review filings at the Sullivan County Registry of Deeds and confirm road status and permits with the Town of Grantham.
How to avoid surprises at closing
Follow these steps to get clear on coverage and costs before you sign.
Request the estoppel or resale certificate early. Confirm dues, assessments, and any violations.
Read the Declaration and Rules carefully. Pay special attention to maintenance charts, ARC rules, and rental or pet policies.
Review the budget, financials, and reserve study. Look for alignment between planned projects and the reserve balance.
Scan the last 6 to 12 months of meeting minutes. Note recurring issues, upcoming projects, or fee changes.
Verify road ownership and snow removal plans. Ask who plows which roads, at what trigger depth, and how storms are prioritized.
Confirm your insurance needs with your agent. Align your policy with the HOA’s master policy and deductibles.
If anything is unclear, consult a New Hampshire real estate attorney. This is especially important if there are special assessments, pending litigation, or ambiguous maintenance language.
Final thoughts
Eastman’s lifestyle and amenities are a big part of the appeal, but every owner’s situation is unique. When you verify what the HOA covers and what remains your responsibility, you protect your budget, your timeline, and your peace of mind. If you would like a structured review of documents or help aligning your goals with the right home in Eastman, reach out. You will get clear, local guidance and a steady process from offer to closing.
Ready to talk through your Eastman plan? Let’s Connect with Unknown Company to move forward with confidence.
FAQs
What does the Eastman HOA usually cover for amenities?
- Typically, HOAs maintain shared amenities like beaches, trails, clubhouses, pools or fitness areas, and courts, but confirm the exact list and fees in the association’s current documents.
Who handles snow plowing in Eastman, Grantham, NH?
- If roads are private and association owned, the HOA often plows them. If a road is accepted by the town, the town typically plows. Verify road status and driveway responsibilities.
What insurance do I need if the HOA has a master policy?
- You still need your own homeowner’s policy to cover your interior, personal property, and liability. The master policy covers common elements only.
Does the HOA pay for my septic or well service in Eastman?
- It depends on whether the system is community owned or serves only your lot. Private systems are usually the owner’s responsibility. Confirm in the Declaration and estoppel.
What documents should I review before buying in Eastman?
- Request the Declaration, Bylaws, Rules, current budget and financials, reserve study, recent minutes, estoppel or resale certificate, fee schedule, master insurance certificate, and any litigation disclosures.
Are short-term rentals allowed in the Eastman community?
- Rental rules vary by association and may change over time. Review current rental policies and any permit or minimum-stay requirements before you buy.
What are common HOA red flags I should watch for in Grantham?
- Low reserves, frequent special assessments, pending lawsuits, high delinquency, governance turnover, and unclear maintenance language are key warning signs.
Will the HOA cover my roof or exterior siding?
- In a planned community of detached homes, exterior maintenance is often the owner’s responsibility, unless the Declaration states otherwise. Check the maintenance chart in the documents.
What fees should I expect at closing in an HOA community?
- You may see transfer fees, capital contributions, and prorated dues, in addition to standard closing costs. The estoppel or resale certificate will list HOA-related amounts.
How do I get ARC approval for exterior changes in Eastman?
- Follow the ARC application process in the Rules and Regulations. Submit plans, materials, and timelines, then wait for written approval before starting work.
