How To Compare Arlington Condo Buildings Like A Local

Trying to choose between Clarendon, Ballston, or National Landing high rises without stepping inside can feel overwhelming. You want a home that fits your lifestyle and a building that is well run, financially sound, and easy to resell. In this guide, you will learn exactly what to read, what to request, and what to verify so you can compare Arlington condo buildings with confidence. Let’s dive in.

Start with the resale certificate

Virginia requires a standardized resale certificate for condos that must be delivered within 14 days of a written request. Treat this packet as your primary source because it consolidates the documents that matter most. The law spells out the contents, including governing documents, budgets, reserve information, insurance summaries, special assessments, litigation, and rules. Review the delivery rule in the Virginia Code, then focus on the required contents as your roadmap for due diligence.

• See the delivery rule in the Virginia Code: resale certificate timeline
• See the required contents: what the packet must include

Read rules that shape living

Your lifestyle and investment plan live inside the rules. Scan the resale packet for rental limits, investor caps, short-term rental prohibitions, pet policies, and move-in procedures. If you plan to host short-term stays, remember that Arlington’s Accessory Homestay program requires the home to be your primary residence for a minimum number of days each year, and any HOA restriction still controls. Review the county’s guidance on short-term rentals to avoid surprises.

• County overview: Accessory Homestay and short-term rental FAQs

Also confirm who manages the building and for how long. Professional management with stable tenure is often a positive sign. Patterns of turnover or missing meeting minutes can be early warning signals.

Check the money first

Healthy finances reduce the risk of surprise costs. Pull these items from the resale packet: current budget, most recent balance sheet, year-to-date income and expenses, reserve study or summary, and the history of special assessments. Ask the manager to share current reserve balances and the percent funded from the latest reserve study.

• A common professional guideline for reserves is about 70 percent funded as a healthy target. Learn what “percent funded” means from this reserve study explainer.

What to ask about money risk:

• Have there been special assessments in the last 5 to 10 years, and why?
• Are any assessments or capital projects approved for the next 12 months?
• What is the dues delinquency rate? Many lenders view higher delinquency rates as a concern.

Red flags include repeated special assessments, thin or declining reserves, operating deficits, or a master insurance deductible that is very high relative to reserves.

Confirm insurance duties

Read the insurance section of the resale certificate and request the association’s certificate of insurance. Confirm whether the master policy is bare-walls, single-entity, or all-in because that determines how much your HO-6 policy should cover. Ask the manager for the master policy deductible and limits so your insurance agent can right-size your coverage.

• Understand why loss-assessment coverage can matter on your HO-6: loss assessment basics

Evaluate physical condition and projects

Older high rises and podium buildings can face façade, waterproofing, garage, or elevator needs. The reserve study should list components, expected timelines, and funding plans. Request any recent engineering or envelope reports, warranty details, and the age of major systems.

Do two remote checks before you rely on verbal assurances:

• Pull county permit history for roofs, elevators, façade work, HVAC, and plumbing using Permit Arlington.
• Review recorded documents and lien activity through Arlington County Land Records.

Recent policy work in Virginia recommends periodic structural and façade attention for older concrete buildings, so raise the level of scrutiny as a building ages. You can read more about safety-focused recommendations from community association advocates here: Virginia condo safety recommendations.

Validate financing eligibility early

Financing rules can shape both your purchase and your future resale. Government-backed and agency lenders apply project-level tests, which can affect eligibility for FHA, VA, and some conventional loans. Ask your lender to verify the building’s status and whether single-unit approvals are possible if a full project approval is not on file.

• Learn how FHA evaluates condo projects: FHA condo approval tools

Know your Arlington context

Demand patterns differ across the Rosslyn to Ballston corridor and National Landing. Proximity to Metro, job centers, and daily amenities often drives what buyers value most, which can influence dues expectations and amenity tradeoffs. Local reporting noted that the Arlington condo segment softened in early to mid 2025, so refresh current stats with your agent before finalizing pricing and timing. For background, see this mid-year snapshot of values: Arlington condo trends.

Use this remote workflow

Follow this order when you cannot visit each building in person.

1. Ask the seller’s side to order the resale certificate right away. If it is late beyond 14 days of a written request, treat that as a serious signal to pause and investigate. Review the coversheet and attachments in order.
2. From the packet, extract the budget, reserve study and percent funded, balance sheet, insurance declarations, minutes, litigation summary, and any special assessments. Create a one-page risk summary per building.
3. Check public records. Search Permit Arlington for building permits and code items. Search Arlington Land Records for recorded liens and relevant filings.
4. Call or email the manager with specific asks. Request the reserve balance and percent funded, any approved or planned assessments, owner-occupancy and delinquency rates, management contract tenure, and the master policy deductible page.
5. Request virtual evidence. Ask for 360-degree or live video of the lobby, halls, parking, amenities, roof, and representative balconies. Note dates on photos and videos.
6. Run financing checks with your lender. Confirm FHA, VA, or agency eligibility, and whether single-unit approvals are an option if needed.
7. Share your packet and summary with your advisor team. Ask a condo attorney, lender, insurance agent, and if indicated a building inspector or engineer, to flag issues and advise on any needed contingencies.

Remote red flags to pause

• Resale certificate unavailable or late beyond the 14-day window.
• Missing reserve study, or a very low percent funded with a pattern of assessments.
• A very high master policy deductible that could trigger large owner assessments.
• Disclosed or recurring litigation, unsatisfied judgments, or missing minutes.
• Owner-occupancy or delinquency levels that could block common loan types.
• Frequent management turnover or minutes that show deferred maintenance.

Amenities, parking, and utilities

Ask which amenities are included in monthly dues and which have separate fees. Parking, storage, guest parking, bike rooms, gyms, pools, and concierge services can all affect your budget and resale appeal. Clarify whether water, gas, or internet are covered and request a line-item dues breakdown from the budget. Amenity expectations can differ by village, so weigh what matters to you near Rosslyn, Courthouse, Clarendon, Ballston, Crystal City, or Pentagon City.

Who to involve and when

• Buyer’s agent: Get the resale certificate ordered promptly, request virtual tours, and coordinate direct contact with the manager.
• Condo attorney: Review governing documents, clarify covenants, and advise on your rescission rights and any transfer or rental limitations.
• Lender with condo experience: Confirm project eligibility for FHA, VA, and conventional. Ask about any expiring approvals and the feasibility of single-unit approvals.
• Insurance agent: Review the master policy for type, limits, and deductibles. Right-size your HO-6 and consider loss-assessment coverage.
• Building inspector or engineer: If reserves are thin, maintenance appears deferred, or the building is older with envelope or garage concerns, request a building-level review.

Bottom line

Comparing Arlington condo buildings like a local is about process. Start with the resale certificate, verify money and maintenance, check permits and liens, confirm financing, and press for visual evidence. When something looks off, slow down, add contingencies, and get expert eyes on the documents. If you want a calm, guided path to the right building, reach out to Jennifer Jo for concierge-level buyer representation.

FAQs

What is a Virginia condo resale certificate and why does it matter?

• It is a legally required packet that includes the governing documents, budgets, reserve data, insurance summary, special assessments, litigation, and rules, and it should be your first review item.

How can I verify short-term rental rules for an Arlington condo?

• First, read the association’s restrictions in the resale packet, then confirm county requirements in the Accessory Homestay FAQ because county permits do not override HOA rules.

What reserve fund level should I look for in a building?

• Ask for the reserve fund balance and percent funded from the latest study, and use about 70 percent funded as a healthy general target while watching for special assessment history.

How do FHA and VA approvals affect my purchase and resale?

• If a building lacks the right approvals or recent reviews, some buyers may face extra steps or ineligible loans, which can narrow your future resale pool, so confirm status with your lender early using the FHA condo tools.

What public records can I check remotely in Arlington?

• Use Permit Arlington for building permit history and Land Records for recorded documents like liens.

What insurance should I carry if the master policy is bare-walls?

• You likely need a more robust HO-6 with interior improvements coverage and a higher loss-assessment limit, so share the master policy details with your agent and review this loss assessment explainer.