Thinking about buying in Westlake Village and wondering what HOA life really looks like? You want the lake lifestyle and well-kept neighborhoods, but you also want clear expectations on dues, rules, and your rights. In this guide, you’ll learn how local HOAs work, what fees typically cover, the key rules to know, and the documents to review before you buy. Let’s dive in.
Westlake HOA basics
Westlake Village is a master-planned lakeside community on the Los Angeles County line, with many neighborhoods governed by homeowners’ associations. The community’s history and design help explain why HOAs are common here and why common areas are so well maintained (City of Westlake Village).
You will also see the Westlake Lake Management Association (WLMA), which governs lake use, docks, and boats. If a home is lakefront or has dock rights, WLMA rules apply in addition to your neighborhood HOA’s rules (WLMA lake rules).
Dues and typical costs
HOA dues vary by neighborhood and amenity level. In Westlake Village, smaller communities may charge in the low $100s per month, while lake-adjacent or amenity-rich communities can run several hundred dollars. Citywide averages often land around $350 to $400 per month, though exact figures depend on each association’s budget and amenities (Westlake Village HOA data).
Dues typically cover shared landscaping and greenbelts, pools or clubhouses, private streets or gates, lighting, and in some neighborhoods, access to beaches or docks. Always verify what your specific HOA covers.
Why reserves matter
A healthy reserve fund reduces the chance of special assessments. Many associations in the broader area show reserve funding below 70 percent, which is a common benchmark and a signal to review the reserve study closely. Ask for the most recent budget, reserve study summary, and any planned capital projects before you remove contingencies.
Rules to expect
Every HOA is different, but you will likely see:
- Architectural controls for exterior changes, paint, hardscape, landscaping, and solar placement.
- Parking and vehicle rules, including guest parking and tow policies.
- Landscaping and irrigation standards that reflect local drought conditions.
- Pet policies, rental limits, and guidance for outdoor decor and holiday displays.
- Lake-specific rules for docks and boats if WLMA applies, including permitted boat types and propulsion (WLMA guidelines).
Fines and your rights
California’s Davis-Stirling Act governs how HOAs operate, including budgets, meetings, fines, liens, and owner rights (Davis-Stirling overview). Associations use notices, hearings, and fines to enforce rules, and they can record liens for unpaid assessments. Under defined conditions, nonjudicial foreclosure may be used, but strict notice and timing rules apply (Civil Code 5730 summary).
As of June 30, 2025, AB 130 caps most fines at the lesser of the HOA’s adopted schedule or $100 per violation. A higher amount is allowed only if the board makes a written finding in an open meeting that the violation poses a health or safety impact (AB 130 fine cap explained). This change limits the risk of runaway daily fines for many issues.
Review before you buy
Request and read the full disclosure package during escrow. Key items include:
- Governing documents (CC&Rs, bylaws, rules), current assessments, any pending special assessments, insurance summary, and the current budget and annual report. These are required disclosures under Civil Code 4525 (resale document checklist).
- Reserve study summary and funded percentage, with notes on upcoming projects.
- Up to 12 months of board meeting minutes to spot capital plans, litigation, or assessment discussions.
- Fine schedule, hearing procedures, rental and pet policies, and parking enforcement practices.
- If the property is lakefront or dock-adjacent, confirm WLMA rules, permits, and whether any dock rights are transferable (WLMA rules and permits).
- Insurance: understand what the HOA’s master policy covers versus your own coverage.
If you want a second set of eyes on budgets, reserves, and valuation implications, a broker with appraisal expertise can help translate these documents into risk and cost.
Lake life essentials
WLMA regulates boats, docks, and shoreline use on Westlake Lake. Expect rules on boat size and propulsion, dock construction standards, and permitting. If your home has lake access, build WLMA timelines and permit steps into your move-in plan.
After you move in
- Register with your HOA and set your preferred notice method. California allows electronic delivery for many items if you opt in (notice and delivery rules).
- Attend a board meeting to learn priorities and meet neighbors.
- Save approval letters for any architectural changes.
- Keep contact info handy for your management company and, if applicable, WLMA. Sample neighborhood sites like the Lakeshore Community Association are helpful for community-specific updates (Lakeshore HOA).
Ready for local guidance?
You do not have to navigate HOA life alone. If you want clear advice on disclosures, reserves, and neighborhood fit, reach out to Jennifer Landon for appraisal-informed guidance and a smooth Westlake Village purchase.
FAQs
How much are HOA dues in Westlake Village?
- Dues vary by neighborhood and amenities. Citywide averages often land around $350 to $400 per month, with a broader range from the low $100s to $800+ depending on services and location (Westlake Village HOA data).
Can a California HOA foreclose if I do not pay?
- Yes, after specific notice and timing steps, liens and nonjudicial foreclosure are allowed for unpaid assessments under California law (Civil Code 5730 summary).
Are HOA fines capped in 2025?
- Yes. AB 130 limits most fines to the lesser of the HOA’s schedule or $100 per violation, with a higher amount only for documented health or safety impacts decided in an open meeting (AB 130 fine cap explained).
Who sets Westlake Lake rules and dock permits?
- The Westlake Lake Management Association governs lake use, docks, and boat rules. Lakefront buyers should review WLMA permits and regulations in escrow (WLMA lake rules).
What HOA documents should I get during escrow in California?
- Under Civil Code 4525, buyers are entitled to governing documents, current assessments, budgets, reserve study summaries, insurance information, and more in a resale package (resale document checklist).
How do I receive HOA notices by email?
- Set your delivery preference with the association. California’s Davis-Stirling rules allow electronic delivery for many notices if members opt in (notice and delivery rules).
