Philadelphia, Pennsylvania condo association

Chocolate Factory

Chocolate Factory is a condo association in Philadelphia, Pennsylvania. This profile tracks monthly dues $772/mo, built in 1900, reserve study status not yet verified, along with amenities, reserve questions, and docu...

condo Public records Reserve health: No study on record Browse Philadelphia communities Pennsylvania reserve laws

Profile 33% complete — board members can fill in the rest

Units —

Year built 1900

Monthly dues $772/mo

Reserve health Check my risk

Active listings 1

Median sale price $1.1M

No amenities listed yet.

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No board listed — who's managing your dues?

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Chocolate Factory has no reserve study on record. Without one, there's no way to know if dues cover what's coming.

Check what's missing

Will you get hit with a special assessment?

Special assessments can run into thousands per unit when major work outruns reserves. We model that risk for Chocolate Factory based on reserve health, building age, and Pennsylvania requirements — so you see it coming before the board votes.

Special assessment risk Planned dues increases Reserve shortfall forecast

Values used: scaled defaults where community data is unknown — unit count (default 100 — unknown for this community); starting reserve (scaled from unit count at $15k/unit); annual opex (scaled from revenue at 84%).

5-year ending reserve$991KReserves tight — thin margin

Special AssessmentOne-time lump from owners. +$1.20M in year 1.

Vendor NegotiationContracts, processing, utilities. +$600K over 5 yrs.

Amenity RevenueParking, leases, program income. +$250K over 5 yrs.

Required Reserve Study Work$1.50M staggered · $150K / $300K / $600K / $300K / $150K · peak 2029

Annual dues increase+5% compounding · $926K/yr → $1.18M/yr by 2031

Operating expense growth+4% YoY · insurance, vendors, utilities · $778K/yr → $947K/yr by 2031

Board member next stepTurn this scenario into a board-ready next step.

Send the reserve-planning context and keep the follow-up focused on board decisions.

Plan our next five years

About Chocolate Factory

Chocolate Factory is a condo building at 115 Cuthbert Street in Philadelphia’s Old City neighborhood, housed in a building dating to approximately 1900. The converted industrial space offers loft-style living in one of Philadelphia’s most historic and vibrant districts.

What we know

Year built: 1900
Monthly dues: $772/mo
Active listings: 1 as of April 2026
Median sale price: $1.1M

Reserve health

Reserve health hasn’t been verified for Chocolate Factory yet. Before you approve a budget, pay a special assessment, or close on a unit here, Pennsylvania law defines exactly what reserve records a condo must keep and what owners can request — see Pennsylvania condo reserve funding rules.

What’s still missing

Unit count
Management company name
Amenity details
Reserve study date and reserve balance
Special assessment history
Board roster
Community photos

For board members

If you serve on this board, you can claim this page to add accurate reserve data, board roster, and community photos.

Public records Society Hill Towers

625 units $600–$2,200/mo condo

Public records The Residences at The Ritz-Carlton

270 units $1,200–$13,000/mo condo

Condo board meeting notice

Pennsylvania condo board meeting notice rules, in plain language

How Pennsylvania's Uniform Condominium Act handles board meeting notice — a 10–60-day statutory window — and the same structural gap as the HOA act: no apparent statutory open meeting mandate for condominium executive boards.

68 Pa. C.S. § 3308 — Uniform Condominium Act, meetings Condo reserve funding

Pennsylvania condominium reserve funding rules, in plain language

How Pennsylvania's Uniform Condominium Act actually handles reserves — through mandatory disclosure of the reserve amount or its absence in offering statements and resale certificates, with statutory protection against pledging reserve funds, but no reserve-study mandate or minimum funding rule — and what that disclosure-driven posture means for a board, owner, or buyer.

68 Pa.C.S. § 3402(a)(6) (public offering statement reserve disclosure), § 3407(a)(5) (resale certificate reserve disclosure), and § 3302(a)(2) and (17) (association budget authority and reserve fund protection) — Pennsylvania Uniform Condominium Act HOA board meeting notice

Pennsylvania HOA board meeting notice rules, in plain language

How Pennsylvania's Uniform Planned Community Act handles board meeting notice — a 10–60-day statutory window — and the critical gap that makes Pennsylvania an outlier: no open meeting mandate for HOA boards under current statute.

68 Pa. C.S. § 5308 — Uniform Planned Community Act, meetings Reserve funding

Pennsylvania planned community reserve funding rules, in plain language

How Pennsylvania's Uniform Planned Community Act actually handles reserves — through mandatory disclosure of the reserve amount or its absence in offering statements and resale certificates, with statutory protection against pledging reserve funds, but no reserve-study mandate or minimum funding rule — and what that disclosure-driven posture means for a board, owner, or buyer.

68 Pa.C.S. § 5402(a)(7) (public offering statement reserve disclosure), § 5407(a)(5) (resale certificate reserve disclosure), and § 5302(a)(2) and (17) (association budget authority and reserve fund protection) — Pennsylvania Uniform Planned Community Act

Is this your community?

Board members and property managers can claim this page to add photos, amenities, board roster, and reserve details. Make Chocolate Factory look as good online as it does in person.

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Next step

Need documents from Chocolate Factory?

We can help you request reserve studies, budgets, and meeting minutes. Pick the option that fits.

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Chocolate Factory

HOA dues, reserve study, and community facts

Amenities

Board and management

Reserve study and funding

5-year outlook