Buying or selling in East Lake Woodlands and not sure who does what between the HOA and the master association? You are not alone. Many owners in 34677 see two sets of rules and two fees, and it can feel confusing. This guide breaks it down in plain English so you can budget, plan improvements, and close on time without surprises. Let’s dive in.
Master vs. sub-HOA at ELW
East Lake Woodlands is a master-planned community. That means most homes are subject to two layers of governance: a master association and a neighborhood-level sub-HOA. Each is a separate entity with its own board, budget, rules, and responsibilities.
How they relate
The master association governs community-wide matters. It owns and maintains shared elements and sets standards that apply across ELW, as stated in the recorded master declaration. Sub-HOAs manage neighborhood-level rules and services. If your lot is inside a sub-association, you are bound by both the master declaration and your sub-HOA’s documents. These covenants are recorded and run with the land.
What documents apply
Expect two sets of core documents:
- Master declaration, articles, bylaws, and rules
- Sub-HOA declaration, articles, bylaws, and rules
Recorded plats and easements also outline common area boundaries and maintenance duties. Florida Statutes Chapter 720 governs most non-condominium HOAs in the state.
What your fees cover
You will likely pay two assessments: one to the master association and one to your sub-HOA. They fund different services.
Master association fees
Master dues typically cover community-scale items such as:
- Operation and upkeep of major amenities like clubhouse, pools, fitness areas, parks, and trails
- Landscaping and maintenance of master-owned common areas, entry features, lakes, and fountains
- Security or gate operations where applicable
- Community-wide insurance for common elements and structures
- Management services for the master association
- Reserve contributions for future repairs and replacements
- Utilities for common facilities
- Community-wide programs or events
Sub-HOA fees
Neighborhood dues usually pay for local services, which can vary by village:
- Front-yard or neighborhood landscaping and irrigation where offered
- Small parks, sidewalks, or tot-lot maintenance
- Architectural review and covenant enforcement administration
- Trash or bulk services if provided at the neighborhood level
- Insurance for any neighborhood-owned facilities
- Sub-association management and administrative costs
Paying both and special assessments
- You usually pay two sets of dues if the property sits inside a sub-association.
- Fee amounts vary by product type, amenities, and budgets. Get current figures for both entities before you write an offer or set a list price.
- Either board can levy a special assessment when allowed by its governing documents. Review the latest budgets, reserve studies, and recent board minutes to assess the risk of future assessments.
Approvals and architectural control
In most master-planned communities like ELW, the sub-HOA’s Architectural Review Committee (ARC) handles lot-level changes such as paint, fences, landscape alterations, and additions. The master declaration may also set community-wide design standards. Some projects need approval at both levels when they affect a master-managed area or a standard reserved to the master association.
Typical ARC application
Prepare to submit the following, per the specific ARC guidelines:
- Completed application form
- Site plan or sketch with dimensions and placement
- Materials and color samples
- Contractor information and proposed start/end dates
- Copies of permits if required
Check each association’s written timelines for decisions. ARCs often specify how many days they have to respond.
Enforcement tools
Both master and sub-HOAs can enforce rules through notices, fines, suspension of amenity privileges, and liens for unpaid assessments, as permitted by Florida law and the declarations. If you receive a notice, respond promptly and in writing. For disputes or lien questions, consult a Florida real estate attorney.
Resale documents and estoppels
Most closings in 34677 require an estoppel certificate, sometimes called a resale package. This is an official statement from the association confirming the status of assessments, fees, and any violations for the property.
What an estoppel includes
Expect to see:
- Current assessment amounts and whether they are paid through a specific date
- Any unpaid balances, fines, or special assessments
- Transfer or administrative fees due at closing, if applicable
- Pending liens or foreclosure actions
- Association names and management contact details
The estoppel is relied on by lenders, title companies, and closing attorneys. It is typically valid for a short window, often 10 to 30 days. Confirm the exact validity period on the certificate.
Who orders and how long it takes
The association or its management company issues the estoppel. Title companies, closing attorneys, or the seller’s agent often place the order once the home is under contract. Timelines vary by association, from a few business days to 7–15 business days. Many offer expedited processing for an extra fee. Typical fees range from about $100 to $400 depending on policy and rush options.
What buyers and sellers should gather
- Estoppel certificate for each applicable entity: master and sub-HOA
- Current year budgets and recent financial statements
- Recent board minutes and the latest reserve study
- Master and sub-HOA declarations, bylaws, and rules
- ARC guidelines and application forms
- Certificate of insurance for common areas
Starting early keeps your closing on track. If you are selling, consider ordering the estoppel as soon as you go under contract or even when you list, per your agreement.
Where to find documents and contacts
You can identify the correct association and obtain official records from a few sources:
- Pinellas County Clerk of the Circuit Court for recorded declarations, amendments, plats, and liens
- Pinellas County Property Appraiser to confirm the parcel’s legal description and subdivision
- The East Lake Woodlands master association website and each sub-association’s site or manager
- The management company on file for the master or sub-HOA
- Your title company or closing attorney
If you are unsure which sub-association governs your lot, check the subdivision listed in county records or call the ELW master association’s published phone number. The master office can usually identify the correct sub-HOA and management contact.
Action plan for 34677 buyers and sellers
If you are selling
- Order your estoppel early and confirm validity through your closing date.
- Clear any known violations and gather proof of past ARC approvals for existing improvements.
- Disclose any board-approved special assessments that are pending or planned.
- Provide buyers with master and sub-HOA documents, recent budgets, and minutes upon request.
If you are buying
- Make your offer contingent on receiving and reviewing current estoppels for both master and sub-HOA.
- Review rules for rentals, pets, parking, and exterior changes to confirm your plans align.
- Ask for recent budgets, reserve studies, and board minutes for both entities.
- Confirm transfer fees and who pays them per contract and association policy.
Budget tips
- Add both master and sub-HOA dues to your monthly estimate.
- Plan a cushion for potential special assessments, especially if reserves look thin.
- If you are financing, share the estoppel with your lender to avoid surprises in underwriting.
Common pitfalls to avoid
- Waiting too long to order the estoppel, which can delay closing.
- Making exterior changes without approval, which can trigger fines or denials later.
- Overlooking who pays transfer or application fees. Confirm responsibilities before you sign.
- Assuming the master association covers a neighborhood service, or the reverse. Ask for written confirmation.
How Conci, REALTORS® can help
Selling or buying in East Lake Woodlands often involves two associations, two fee schedules, and two approval paths. Our team coordinates the details so you do not have to. For sellers, we bundle home preparation, repairs coordination, staging, deep cleaning, packing, and even estate-sale support, all payable at closing. We also manage the transaction tasks, including document requests and closing coordination with title and the associations. For busy buyers and relocating families, we help you verify the right documents, timelines, and restrictions before you commit.
If you want a calm, efficient process with owner-led accountability and local knowledge centered in Oldsmar and 34677, we are ready to help.
Schedule your complimentary concierge consultation with Conci, REALTORS®.
FAQs
In East Lake Woodlands, do I pay both master and sub-HOA dues?
- Yes. If your property is in a sub-association, you typically pay assessments to both the master association and the sub-HOA.
In ELW, who approves exterior changes like paint or fences?
- Usually the sub-HOA’s ARC handles lot-level items, while the master association may set community-wide standards or require review for certain changes.
In 34677 closings, how long does an HOA estoppel take?
- It varies by association. Expect several business days to 7–15 business days, with expedited options available for an extra fee.
In East Lake Woodlands, who pays transfer or application fees at closing?
- The purchase contract and association rules determine responsibility. Confirm in writing early in the process.
In ELW, can the associations limit rentals or pets?
- Yes. Both the master and sub-association may have restrictions. Review the declarations and rules before you buy or lease.
In Pinellas County, where do I find ELW declarations and plats?
- Check the Pinellas County Clerk of the Circuit Court for recorded documents and the Property Appraiser for parcel details. The master association can also direct you to the correct sub-HOA.
