What makes condo living different from homeownership?

Windridge has a reputation as a beautiful place to live and it will remain that way through the understanding and cooperation of current and future owners.

The most important thing to remember is that nearly all the area outside your home is jointly owned and is not private property.  This includes the groups, walks, fences, driveways, plant material, and even the exterior surfaces of your unit.  The few exceptions are most existing decks and patios, as well as existing porches adjacent to entry doors.  This common ownership of outside property may be a new concept that takes some getting used to because many of us moved to Windridge from single family homes.

As previous homeowners, many of us are accustomed to doing the following things without giving it much thought:

  • painting the front door
  • removing or replacing a shrub
  • installing a flagpole
  • installing a new garage door
  • establishing a garden
  • hiring outside contractors
  • selecting a new style of outside light fixture
  • installing a brick sidewalk
  • building or removing a fence
  • installing awnings or patio covers
  • installing a satellite dish
  • placing ornaments on the lawn or in gardens

All of these projects, and many more, should be started only after an initial review of each proposal by the Architecture or Landscape Committees and a vote by the Board of Directors.  The Committees make every effort to consider all proposals and present them to the Board in a timely manner.

PLEASE avoid making any exterior changes prior to receiving authorization.

Unauthorized changes may, at the Board’s discretion, be removed and/or restored to original condition, with the associated costs billed to the unit owner.

A walk around Windridge will demonstrate that many improvements have been made by Owners.  The Committees and Board welcome your proposal and will generally approve changes that enhance our community for everyone but will not represent higher maintenance costs for the Association.


Which condos are currently for sale?

Windridge is a diverse community that welcomes ALL. With 221 condominiums that reflect a wide variety of sizes and architectural styles, floor plans range from townhouse to ranch.  About 30% are free-standing units while the remainder are clustered throughout our rolling grounds in groups of 2-5 attached homes. Many condos, in fact, feature walk-out lower levels with “Brown County” views over dense woods or ravines.

Below is a link to the listing of condos currently for sale.

Condos for Sale in Windridge CLICK HERE


What makes Windridge different from other Indianapolis condo communities?

UNITS WIDELY VARY IN STYLE AND SIZE:  While most condo communities offer owners a choice among only a few floor plans, Windridge was developed with a completely different intent.  Occupying 72 acres, Windridge’s 221 condominiums reflect a wide variety of sizes and architectural styles. About 30% of the condos are are free-standing, while the remainder are clustered in groups of 2-5 attached homes. Floor plans range from townhouse to multi-story ranch and vary in size from approximately 1,600 to 4,000 sq. ft.  Many of the homes also feature walk-out lower levels or decks that open onto quiet wooded areas.  (The lovely grounds of Laurel Hall add an additional 10 acres.)

SURROUNDED BY NATURAL BEAUTY:  Windridge’s unusual natural setting provides owners with “Brown County” views with dense forest and ravines.  Bordering Fall Creek, wild life is abundant.  Owners often mention that the natural beauty is one of the main reasons they selected Windridge to be their home.  

VERY CENTRALLY LOCATED:   Windridge is no more than a short 20 minute drive from Monument Circle in the center of downtown Indianapolis, a 15 minute drive to the commercial corridor on 86th Street,  and a ten minute drive to Broad Ripple, and the Indiana State Fairgrounds.

ONSITE PROPERTY MANAGER AND MAINTENANCE STAFF:  Unlike many condo communities, Windridge owners enjoy easy access to the community’s Property Manager and Staff.  When an issue arises, Staff can address it in a timely fashion (including immediately if necessary).


This condo community truly is like no other in the metro area.  For photos of a sampling of Windridge condos, CLICK HERE.

For the full history of Windridge, CLICK HERE.

What Association fees do Windridge Owners pay?

Association fees paid by owners are determined by the total interior square feet of the owner’s specific condo.   Since the condos vary widely in size, fees also vary accordingly.

Fees cover a wide range of services critical to ensuring that the community retains its beauty and enjoyable quality of life.  The Association is responsible for the maintenance and repair of all exteriors of the units, driveways, roofs, and all plumbing exterior to the units. In addition, the Association maintains concrete walkways, roadway maintenance/snow removal, and driveways, including snow/leaf removal.  The Association is also responsible for maintaining the Common Areas of the grounds.  (Owners are responsible for maintaining any plantings that border their condo, skylights, garage doors, decks, patios, windows, and non-concrete walkways).  In addition, the Association covers water and sewer costs, as well as Common Area landscaping and tree removal.

The Board of Directors is committed to avoiding additional capital assessments, except under very unusual circumstances. 

How financially secure is the Windridge Condo Association?

Very.   The Board of Directors develops both an operating and a substantial long term reserve budget, both of which are carefully planned and monitored to ensure that the community is well maintained.

The operating budget is used to cover the Association’s typical ongoing expenses, while the reserve budget is developed to ensure that sufficient funds are available to cover expensive periodic maintenance projects (e.g. roofing, road paving, painting and maintenance of condo exteriors,  driveway and walkway maintenance,

The annual  budgeting process is designed to ensure that condo fees are carefully calibrated and minimize the need for capital assessments, except under very unusual circumstances.

Detailed financial information is available for review at the Association Office (317-251-7861).

Does the Association have a list of rules and regulations that owners must follow?

Like all condo communities, Windridge is governed by a list of Rules and Regulations (as well as Association Bylaws) that have been carefully developed over the years to ensure that the community’s overall quality of life is preserved and enhanced.   The Rules are kept to a minimum, but cover such matters as vehicles, work request procedures, parking regulations, permitted decorative objects and landscaping.

To examine all Association Bylaws and Regulations, CLICK HERE.

How centrally located is Windridge?

In addition to being only a short drive from downtown Indianapolis, Windridge is only 15-20 minutes’ drive from the Fashion Mall at Keystone at the Crossing, Castleton, Broad Ripple, Geist, Fort Harrison, and the 82nd St. – 86th St. commercial corridor.  Shopping, churches, scores of restaurants, entertainment – it’s all close by.

Are owners permitted to make changes to the exterior or interiors of the condos?

The Owners are of course permitted to make changes to the interiors of their condos as long as those changes do not compromise the structural integrity of the unit.  In addition, owners are permitted to make cosmetic changes to the exterior of their condos, as long as those changes are in keeping with the general style of the community.  In both cases, architectural changes to the interior or exterior must be approved by the Association Board.   Note that individual yards cannot be electrified or fenced. In addition, note that Windridge Covenants does not permit any changes that enlarge the original footprint of a condo unit, including decks and patios.     

What level of resident turnover does Windridge typically experience?

The overwhelming majority of owners stay for many years.   Once owners move to Windridge, they rarely see a reason to move elsewhere. It is not uncommon for owners to move within Windridge community as their needs change.

What relationship does Laurel Hall have to the Windridge condo community?

Beautiful Laurel Hall, one of the most extraordinary mansions in the Midwest, now serves as the national headquarters for Phi Kappa Psi Fraternity.  The Fraternity has a strong commitment to maintaining this historic structure and, as a result, the mansion is one of region’s most sought-after sites for weddings and celebratory events.   The Fraternity and the Association maintain a very friendly and cooperative relationship that benefits all.

Throughout the year, the Association will occasionally hold important meetings at the mansion.

Are residents permitted to have pets?

Yes.  Dogs, cats, and all common pets are permitted.  Whenever pets are outside, of course, they must all be on a sturdy leash.  In addition, individual yards cannot be fenced.  Exterior dog houses are not permitted and dogs cannot be left unattended outside. 

FAQ for Landscaping Around Your Condo Home?

Here are the answers to commonly asked questions to help you in your landscape projects. Please refer to https://windridgecondos.com/rules-and-regs-tom/, Rules and Regulations, pages 7-9, Landscaping and Decorative Fixtures for more complete information.

 What area is my responsibility to landscape and maintain?

The area immediately adjacent to the foundation of your home is your responsibility. This area, referred to as foundation beds, measures about 3’ out from the wall and is Limited Common Area.

 Do I own the foundation beds adjacent to my condo?

No. The HOA owns these foundation beds and what is in them, as well as all the grounds in Windridge. These beds are defined as Limited Common Area, meaning that while the area is owned commonly by the HOA, its use is restricted or ‘limited’ to the Owner of that home. Your driveway, sidewalk, and patio are also Limited Common Area. All other grounds within Windridge are referred to as Common Area and are not available for personal plantings without prior approval. Note: Benches, chairs, tables, swings, and other decorative items may not be placed in a Common Area. Statues and sculptures to be placed in Common Area of naturally colored materials of any size require a Landscape Request and Board approval. Some items may have been approved prior to the current policy. Approval will not be granted for placement of any objects in grassy areas.

  1. What landscaping in the foundation beds (Limited Common Area) require Board approval?
  • The planting or removal of any tree, shrub, bush, or ground cover.
  • The creation of new beds.
  • The removal or displacement of any grassy area, including the area around your mailbox.
  • The placement of any decorative object, including but not limited to statues/sculptures and ornaments over 24 inches in height and/or width, pavers, stepping-stones, benches, free-standing swings, bird feeders, bird houses, birdbaths, and garden edging (specify material), and trellises.

Note: Invasive plants are not approved for planting, nor are any variety of Sweetgum trees. A link to a list is available on https://windridgecondos.com/ under Forms & Requests/Landscaping Request. A list of invasives is also available on the Indiana Native Plant Society website: https://indiananativeplants.org/invasive-plants/

  1. How do I submit a Landscape Request and what is the process?

Access the form at https://windridgecondos.com/ under Owners/Forms & Requests. Or you can pick up a hard copy at the Office and return it to the Office Manager. The request is sent to the Landscape Committee to review with primary consideration given to growth habits, hardiness of plants, ease of maintenance, and impact on infrastructure. A *confidential* majority decision is sent as the recommendation to the Board. The Board reviews the request and makes a final decision which is communicated to the Owner by email or letter, usually within a two-week window. After approval, you may begin the project.

  1. What am I allowed to do in the foundation beds (Limited Common Area) without Board approval?
  • Required maintenance, including weed removal, mulching, trimming (but not removal) of trees, shrubs, and bushes. (We ask that you use naturally colored, dark brown mulch.)
  • Planting of annuals and herbaceous perennials (soft stemmed plants which die back to ground level each fall, e.g. daffodils, tulips, hostas).
  1. Who maintains the Common Areas?

The HOA is responsible for all landscape maintenance of Common Areas, including tree trimming and removal of dead, dying, or diseased trees, lawn maintenance, and one-time fall leaf removal. If you feel a tree, living or dead, is a hazard to your home, submit a Work Order. If it presents a dangerous situation, the

tree may be trimmed or removed. Otherwise, the intent is to leave wooded areas of Windridge in their natural state, which may include fallen or dead trees.

There are over two dozen Common Area gardens that Landscape Committee volunteers maintain in cooperation with the staff and HOA.

  1. There was a planted area behind my condo when I moved in which is in Common Area. Am I

responsible for maintaining it?

You may maintain it, but you would need to submit a Landscape Request to make any changes and the area may not be enlarged. If the area is not maintained, then the HOA may remove it at their discretion. Note: This includes contents of foundation beds and the area around your mailbox.

  • When a Windridge staff person was working near my home, I asked if some old shrubs could be

 removed. He saw no problem. Can I go ahead?

             No. Opinions of maintenance staff or other homeowners do not substitute for official approval by the

             Board of Directors. You must submit a Landscape Request.

  1. I want to plant a tree. What are the guidelines?

Please pay particular attention to this information called the “Right Tree in the Right Place” information from the Arbor Day Foundation: https://www.arborday.org/trees/rightTreeAndPlace/ and the location and proximity to your driveway, sidewalk, or roof line. Fruit bearing trees that include oaks, sweetgums, crab apples and others that are problematic for cleanup and/or safety around sidewalks, driveways and gutters must be avoided.

 I’d like to replace some of the old/overgrown shrubs in my foundation bed(s), what are some


Consider several things when choosing foundation bed shrubs…do you want something with year-round leaves/needles; how much sun vs. shade; what is the MATURE height and width; what seasonal interest is there with blooms, berries, fall color; what texture offers variety; what ability is there to blend with, or compliment nearby plantings and most important, what maintenance will be required?

While there are some common ‘go to’ options such as boxwood and yews, there are many other wonderful and interesting varieties that we encourage you to consider. Here is link to a SUGGESTED LIST of other great options.

Do You Know the Invasive Plant Guidelines?

Invasive Plant Guidelines                                                  

Plants are considered invasive for several reasons:  a) they may overgrow or squeeze out native species; b) they may toxify the ground, poisoning beneficial plants, insects, and pollinators; c) they may be so aggressive that they are next-to-impossible to remove.

  Some of these plants may be offered for sale in local nurseries. Reputable Indiana growers do not grow or sell these plants. However, large national nurseries buy plants from a variety of sources. What is invasive in one part of the country may not be invasive in another area. Also, these plants are occasionally mislabeled – or may have different names, depending on regions where they were grown. You help the success of Windridge’s greenspace, local nurseries, and Indiana beautification when you point out invasive species and request that nurseries stop selling them. 

Code Key:

*Often included on lists that are recommended as food for wildlife, but their invasive tendencies ruin their valu,e and there are many other plants that are beneficial for wildlife without destroying the ecology. 

 ** Euonymous encompasses over 130 species of shrubs, vines, and ornamental trees. Some can be easily controlled but others are very aggressive. Check with a knowledgeable nursery expert or horticulturist before planting. Once established, they can be very difficult to remove, e.g., they can pull the paint off wood and the mortar out of brick walls!

 #The most destructive and difficult to eradicate. Should never be planted and wherever possible, should be removed. Aggressively.

 ? Possible name confusion: Different names regionally for the same plant; confusion over sub-categories within the same species; breeders rename plants for marketing purposes.   

 Flowering Plants

Bishop Weed (See Gout Weed or Snow on the Mountain)?

Canada Thistle (See Teasel)?          

Cattail (Narrow-leaved)                                                                     

Chameleon Plant#                                                                 

Cypress Spurge                                                                                 

Common Tansy                                                                                 

Common Wormwood (or Mugwort)                                       

Crown Vetch

Gout Weed (See Bishop Weed or Snow on the Mountain)?                                                              

Japanese Knotweed

Lemon Balm                                                                          

Purple Loosestrife

Scottish Moss

Snow on the Mountain (See Bishop Weed or Gout Weed)?

Star of Bethlehem (ground cover)?                                                                                                  

Sweet Annie Wormwood

Teasel (see Canada Thistle)?

Vinca Minor                                                    

Yellow Flag Iris                                                                                  



Common Reed                                                                                  

Japanese Blood Grass                                                                      

Maiden Grass (Japanese Silver)                                                       

Reed Canary Grass*

Ribbon Grass

Running Bamboo



Asian Bush Honeysuckle (all taxa)#


Euonymus, including Burning Bush**#

Fire of the Prairie**

Japanese Barberry



Multiflora Rose


Ribbon Grass



Black Locust*


Norway Maple


Ornamental Pear (Callery: all cultivars, including Bradford:  many decorative pear cultivars can cross-pollinate and be spread by birds. #**

Russian Olive

Siberian Elm

Tree of Heaven

White Mulberry

Woody Vines and Groundcover

Asian Wisteria

Cat’s Paw

Chocolate Vine

Euonymus **#

English Ivy

Honeysuckle Vine


Ornamental Bittersweet


Porcelain Berry

Trumpet Vine

Wild Grape*

Wintercreeper (See Euonymus)**#



The Indiana Department of Natural Resources: Invasive Species



Purdue University:  Official List of Invasive Species, Indiana


Indiana Native Plant Society

Protection of Native Plants


Indianapolis Star: “Indiana Invasive Plants Lurking in your Backyard”