Are you comparing luxury condo buildings in Bellevue and noticing a long list of amenities that all sound the same? You want comfort, convenience, and strong resale, but you also want to avoid surprise costs or rules. This glossary explains what common amenities actually mean in Bellevue, how they work day to day, and what to check before you buy or sell. Use it to decode listings, ask smarter questions, and align amenities with your lifestyle and budget. Let’s dive in.
How to use this glossary
Use the category you care about first, then skim the buyer tips. If you plan to write an offer, request the HOA’s governing documents, reserve study, and recent meeting minutes to confirm details and long-term costs.
Building access and security
- 24-hour concierge: Staffed front desk that manages guest check-ins, packages, access control, and vendor coordination. Expect defined duties and hours. Fees often show up as higher dues. Buyer tip: verify staffing schedule, package handling policies, and liability protocols.
- Key fob or card access: Electronic access to doors and elevators, sometimes with app-based entry. Expect periodic software updates. Buyer tip: confirm backup procedures and vendor support.
- Package rooms or lockers: Secure delivery rooms or smart lockers with size limits. Expect posted pickup hours and courier rules. Buyer tip: check capacity during peak seasons and loss reporting.
- Security cameras and monitoring: Common-area video with stated privacy and data-retention policies. Buyer tip: review house rules on footage access and incident reporting.
Parking and vehicle amenities
- Deeded vs. assigned parking: Deeded stalls transfer with title. Assigned stalls can be reallocated by the HOA. Buyer tip: confirm stall type on title and any transfer restrictions.
- Tandem parking: Two cars in a front-to-back stall that requires coordination. Buyer tip: ask about stall dimensions and rules for swapping.
- Guest parking: Limited stalls with permits or time limits. Buyer tip: review guest pass rules to avoid fines.
- EV charging: Dedicated owners’ chargers or shared stations with load-sharing. Expect usage billing or install fees. Buyer tip: clarify ownership of equipment, utility capacity, and any waitlist.
- Bicycle storage and repair: Secure bike rooms, lockers, or wall mounts. Buyer tip: check availability, security, and ventilation.
Fitness, wellness, and pool facilities
- Fitness center: Cardio, weights, and sometimes classes or training. Expect posted hours and equipment maintenance. Buyer tip: inspect equipment condition and ventilation.
- Pool, hot tub, spa: Indoor or outdoor with heating schedules. Some are seasonal and unmonitored. Buyer tip: review inspection logs, water-quality protocols, and rules for minors or guests.
- Sauna and steam rooms: Heat and humidity amenities with cleaning schedules. Buyer tip: confirm maintenance frequency to avoid closures.
- Locker rooms and towel service: Hotel-like services add convenience and operating costs. Buyer tip: check if towel service is included or fee-based.
Outdoor and rooftop amenities
- Rooftop terraces and lounges: Seating, heaters, and often city or lake views. Expect reservation rules, capacity limits, and quiet hours. Buyer tip: ask about wind or rain protection for year-round use.
- Outdoor kitchens and fire pits: Grills, sinks, and fire features with posted safety rules. Buyer tip: check cleaning responsibilities and any gas or propane restrictions.
- Private gardens or community plots: Seasonal planting with watering plans. Buyer tip: confirm water access, storage, and plot waitlists.
Social and hospitality spaces
- Clubroom or lounge: Entertaining space with TVs or kitchenettes. Expect booking deposits and cleanup policies. Buyer tip: verify AV capabilities and guest limits.
- Private dining rooms and guest suites: Bookable spaces for dinners or overnight guests. Fees vary, and housekeeping standards should be posted. Buyer tip: review fee schedules, booking windows, and who manages turnovers.
- Theater and screening rooms: Soundproof rooms with reservation calendars. Buyer tip: test AV quality and check for sound complaints in meeting minutes.
- Wine rooms or tasting rooms: Temperature-controlled storage or social space. Buyer tip: ask about humidity control, locker ownership, and maintenance.
Business, co-working, and tech
- Private meeting rooms and business center: Reservable rooms with displays and conference tools. Buyer tip: confirm booking rules and after-hours access.
- Co-working spaces: Shared desks or booths for remote work. Buyer tip: review etiquette rules and peak-hour demand.
- Building-wide Wi-Fi and fiber: Fiber backbones and possible redundant feeds. Buyer tip: check provider agreements and any add-on charges for faster tiers.
Pet amenities and policies
- Dog run and pet wash: On-site relief areas and grooming stations. Expect cleaning rules and possible fees. Buyer tip: inspect odor control and drainage.
- Pet policies in CC&Rs: Size or weight limits and sometimes breed restrictions. Buyer tip: read the exact policy and verify enforcement.
Storage and specialty lockers
- Storage lockers: Deeded or rentable, sometimes climate-controlled. Buyer tip: confirm transfer rights and labeling.
- Sports, ski, and wine storage: Specialty lockers with maintenance standards. Buyer tip: check insurance requirements and temperature settings.
Private ownership amenities
- Private terraces, balconies, or decks: Exclusive-use areas with maintenance rules. Buyer tip: confirm who pays for waterproofing, glazing, and railing repairs.
- Private garages or elevators: Premium features with specific maintenance and insurance responsibilities. Buyer tip: review exclusive-use cost sharing and service contracts.
- In-unit integrated systems: HVAC, audio, or smart-home tech tied to building systems. Buyer tip: confirm alteration agreements, warranties, and who services what.
Building systems that matter
- Central HVAC and heat pumps: Comfort, air filtration, and energy management across the building. Buyer tip: review maintenance schedules and reserve funding for replacements.
- Balcony glazing and waterproofing: A Pacific Northwest priority due to moisture. Buyer tip: ask for recent engineering or testing and any past repairs.
- Elevators and backup power: Number, speed, and redundancy affect daily life. Buyer tip: check modernization dates, inspection reports, and generator capacity.
- Seismic design and retrofits: Relevant in the Pacific Northwest. Buyer tip: request engineering reports and understand reserve plans for upgrades.
How amenities affect costs and resale
Amenities raise operating costs for staffing, utilities, maintenance, and insurance. These costs are funded through monthly HOA dues, and some buildings charge separate usage fees or deposits for event spaces, guest suites, or lockers.
Reserve studies are key. Large systems like pools, roofs, HVAC, façade work, and elevators require long-term planning. Ask for the most recent reserve study and the funding policy. If reserves are low, expect higher risk of special assessments.
Insurance matters. A master policy defines what the association insures and what you insure. “Bare walls-in” and “all-in” policies differ, so read the declarations. Your HO-6 policy should address personal property, interior improvements, liability, and loss assessment coverage.
Financing depends on building health. Lenders often review project financials, owner-occupancy ratios, litigation history, and special assessments. Complex amenity packages can raise scrutiny, especially if many units are non-owner occupied or if there is active litigation.
Resale impact varies. Desirable, well-used amenities can expand your buyer pool. Overly elaborate, underused features that drive dues may be a drawback for cost-sensitive buyers.
Washington and Bellevue context
Washington’s Condominium Act sets the framework for condo creation, governance, and owner rights. Your building’s declaration, bylaws, and rules control amenity access, hours, guest policies, and reservation procedures.
In Bellevue, permits and life-safety inspections apply to elevators, pools, and major systems. Downtown zoning influences rooftop uses and common-area footprint. For any short-term rental activity or rentable guest suites, confirm local licensing and tax rules and check CC&Rs for restrictions.
Bellevue sits in a seismic zone. Ask for any structural or retrofit reports and understand how those projects are funded. Flooding is less common, but it can affect underground parking, mechanical rooms, and landscaped amenity areas.
Due diligence checklist
Documents to request
- CC&Rs, bylaws, and house rules.
- Year-end financials and current budget.
- Latest reserve study and capital plan.
- Board meeting minutes for the last 12–24 months.
- Master insurance declarations and liability limits.
- Service contracts for concierge, security, janitorial, pool, and property management.
- Elevator, pool, spa, and HVAC inspection and maintenance records.
- Any engineering reports on envelope waterproofing, balcony membranes, seismic, or structural concerns.
- Reservation policies and fee schedules for rentable amenities.
Questions to ask
- Which amenities are common elements versus exclusive-use areas, and who pays for maintenance and replacements?
- Are there amenity-specific fees or a history of dues increases?
- Are amenities accessible to tenants or guests, and does any revenue offset dues?
- Are any special assessments planned or in progress?
- What are booking rules for clubrooms, rooftops, and guest suites?
- For EV charging, who pays electricity, and how are reservations handled?
- Has the HOA been in litigation within the past 3–5 years?
- Are there known deferred maintenance items for pools, boilers, elevators, roofs, or waterproofing?
Physical walk-through
- Look for signs of water intrusion at pools, terraces, and balconies.
- Check fitness equipment condition and pool humidity control.
- Test access systems and intercoms.
- Review elevator redundancy and modernization dates.
- Inspect storage rooms, bike rooms, and garage ventilation.
- Evaluate the package room for capacity and organization.
Financing and insurance
- Confirm the project’s eligibility for your loan type if needed.
- Verify the master policy scope and make sure your HO-6 includes loss assessment coverage.
Trends shaping Bellevue amenities
- Flexible work: Co-working rooms, private phone booths, and strong building internet are in demand.
- Outdoor living: Covered terraces, heaters, and usable balconies fit the PNW lifestyle year-round.
- Air quality and comfort: Upgraded filtration and heat-pump systems are more common.
- Sustainability: EV readiness, energy management, and green landscaping appeal to eco-minded buyers.
- Service-forward luxury: Valet-style service, dedicated concierge help, dry-cleaning partnerships, and private dining programs differentiate top buildings.
- Smart tech: App-based booking, mobile keys, and integrated building notifications are becoming standard in newer towers.
Ready to compare buildings?
You deserve a clear view of the amenities that fit your lifestyle, budget, and resale strategy. If you are weighing options across Downtown Bellevue or the greater Eastside, we can help you pressure-test dues, reserves, and service levels before you commit. For a private, design-led approach and white-glove coordination, connect with Sean Nielsen for a confidential consultation.
FAQs
How much can amenities add to monthly HOA dues in Bellevue?
- It varies by staffing and systems, but full-service amenities like concierge, pools, and robust security typically result in higher dues compared with simpler buildings.
Which luxury condo amenities are most common in Bellevue?
- Expect secure access, concierge, fitness centers, clubrooms, rooftop terraces, and EV-ready parking, with variations in service levels and booking rules.
Are amenity costs included in dues or billed separately?
- Most operating costs are in dues, while rentable spaces like guest suites or clubrooms may carry separate reservation fees or deposits.
What does a condo master insurance policy cover vs. my HO-6?
- The master policy covers common elements and sometimes certain fixtures, while your HO-6 covers interior finishes, personal property, liability, and loss assessment.
How do I check if reserves cover big repairs for amenities?
- Review the latest reserve study and capital plan, then compare actual reserve balances to recommended funding levels and timelines.
What should I ask about EV charging and parking before I buy?
- Confirm stall ownership, waitlists, charging ownership, billing for electricity, and any load-sharing or reservation rules for shared stations.
Can the HOA change or remove amenities after I purchase?
- Changes may be possible based on CC&Rs and amendment procedures, which often require owner votes and board action.
Do amenities affect resale in Bellevue’s luxury market?
- Yes. Well-used, well-maintained amenities can broaden buyer appeal, while underused features that raise dues can limit interest for cost-sensitive buyers.
