The Napa Valley offers a number of options in community living, from convenient downtown condominiums under $400,000 to luxury golf course units at the Silverado Resort priced above $700,000.

In either case, you will be entering the world of "common interest development" where you will enjoy the benefits of turnkey living and give the responsibility of home maintenance to a homeowners association.

The payment of a monthly homeowner's fee will range from $100 to more than $400 depending on the facilities provided, services rendered and the maintenance obligations of the association.

Developments with a pool, tennis court or community center will have a higher fee than those without these amenities.

The fee will normally include water, garbage service, common area maintenance, roof and exterior maintenance, as well as fire insurance coverage and the retention of a reserve account for future needs or replacements.

Unlike a single family home, you will be relying on the competence and efficiency of the homeowner association manager to maintain the condition of your home and see that it is done in a quality and cost effective way.

Larger developments normally hire a professional property manager to manage the association accounts and see that needed work is performed. In smaller associations this responsibility can be left to a resident who may or may not have experience in business and property management.

Obtaining complete information about the development and the history of the homeowners association, prior to purchase, is critical to making a good home purchase and a sound investment decision.

* Get complete documents on the property and homeowners association. The title company will provide you with all recorded documents for your review and approval during the escrow period. Have your agent obtain from the seller a disclosure from the association manager and a package of all information that is available.

*Read the rules and regulations, bylaws and "conditions, covenants and restrictions" of the association. You may have children, a dog, a recreational vehicle to park or some other personal need that is not permitted by the association. Your agent will provide all the information for you, but it is up to you to read it thoroughly, ask questions and seek additional legal or accounting advice if needed.

* Read the past 12 months of homeowner's meeting minutes. The minutes of past meetings will give information of actions taken by the board, and also tell you what problems, if any, the owners have had in the past. The minutes provide reference names that you may want to contact to get more detail about an issue regarding maintenance or management.

* Examine past financial statements and budget projections and look for assessments that have been made or proposed. Maintaining sufficient money in reserve accounts is a necessary and difficult association responsibility. Note past records of dues increases and inquire as to the projections for the coming 12 months. If concerns are noted, obtain the opinion of an accountant or other manager to determine if the operating statements are in accordance with recommended practice.

* Talk to existing owners. One of the best sources of information is at ground level, talking with current owners about living in the community -- how they like it and what their opinion is about the association management. By visiting the community at different times of the day and different days of the week you can draw your own conclusions about yard maintenance, parking and the degree of peace and privacy.

Your Realtor, along with the title company, will be able to assist you in procuring all the necessary documents to review prior to purchase of your condominium.

The agent provides a checklist of documents under the authority of the current owner. The homeowner association has a legal obligation to provide all information stated on the request form and all budget and meeting minutes up to the current date of request. California is particularly concerned that prospective buyers know exactly what they are purchasing and what their obligations will be as an owner.

Obtaining information before and during escrow is critical to any real estate purchase. It is even more important in the purchase of a condominium or common interest development, because of the additional documents involved and the need to clearly understand your responsibilities and those of the homeowner association. This understanding will provide you with a new home and a turnkey Napa Valley lifestyle to enjoy.

Charles Bogue, a broker with Coldwell Banker Brokers of the Valley, can be reached at 1775 Lincoln Ave., Napa CA 94558; phone: 258-5221; fax: 254-2290; e-mail: cbnapa@napanet.net.