Zelzah Garden is a 23-unit condominium community in Encino. This page is for prospective buyers and their agents: what the dues cover, the association's finances, the rules that matter most, and the projects ahead.
Last updated October 8, 2026.
Unchanged since 2024. The 2027 budget is being prepared and will be sent to owners by December 1, 2026.
Reserves grew from $35,143 in November 2023 to $103,798 on October 3, 2026, with a contribution set aside every month for future major repairs.
No special assessment is approved. Funding for larger projects will be decided once contractor bids are in, at an open Board meeting.
Everyone who lives here, owners and tenants alike, follows the same rules. These are the ones buyers ask about most. The full rules are on the Living here page and in the governing documents.
Estimates are preliminary unless marked approved. Nothing here commits the association to a cost, a contractor or a funding method until the Board approves it at an open meeting.
The elevator is maintained under a service contract. Modernization of its controls and equipment is being planned.
Repair and repaint the street-facing exterior and stucco.
A plumber is evaluating recurring water at the front lobby entrance before the rainy season.
Replace the intercom's phone line with a cellular (LTE) connection.
Replace the pool pump.
Routine roof maintenance continues. Larger roof work is part of the association's long-term reserve planning.
Ongoing repairs to shared plumbing and the central hot water system, and regular pest treatment.
The association insures the building and common areas. It does not cover your unit's interior improvements or your belongings, so owners need their own condominium (HO-6) policy. Coverage for the policy period May 15, 2026 to May 15, 2027:
Buying a condominium means owning your home and sharing ownership of everything else: the roof, the elevator, the garage, the pool and the systems that serve every unit. Dues pay for running and insuring the building today and for reserves to repair it later.
Every owner agrees to follow the governing documents and is responsible for their tenants, guests and contractors. When disagreements come up, talking with neighbors and management first is usually fastest. Owners also have formal rights, including Board hearings and the dispute resolution steps California law provides.
This page is a summary, not a disclosure. California law requires the seller to give buyers the association's official documents during escrow. Ask the seller, your agent or escrow, or contact management.
$525 per unit per month in 2026. The 2027 budget will be sent to owners by December 1, 2026.
None is approved. The Board will decide how to fund larger projects, such as the elevator and front-of-building work, at an open meeting once bids are in.
Yes, for 30 days or longer with a written lease. Short-term rentals are not allowed. See Renting your unit above.
Yes. Up to two pets per unit, 50 pounds combined, leashed in common areas.
Interior work is generally fine within construction hours. Hard flooring, structural and exterior changes need Board approval first.
Reserves were $103,798 on October 3, 2026, up from $35,143 in November 2023, and the association adds to them every month.
California law requires the seller to provide them during escrow. Ask the seller, your agent or escrow, or contact Higher Ground Property Management.
Higher Ground Property Management, Inc. Contact details are below.
Higher Ground Property Management, Inc. handles buyer questions and official document requests: (888) 810-9533 or service@highergroundmgmt.com. You can also reach the Board at zelzahgardenhoa@gmail.com.
This page is for general information and may change. It does not replace the association's governing documents, the official disclosures provided in escrow, or applicable law. Figures are dated; projects marked as estimates or under evaluation are not approved decisions.