HOA & Condo Requirements by State: Reserves, Records, Meetings, Elections, Oversight

Last verified: September 24, 2026 · See updates

Twenty-two states, five topics, one table. Anchors: CA · FL · TX · AZ · CO · NC · VA · WA · IL · NV · GA · SC · OH · OR · MN · MD · MI · CT · NJ · PA · UT · HI

Legend: “No mandate” entries are negative claims, based on the absence of a requirement in the cited chapters as of the verification date, which is inherently harder to verify than a positive claim. “Not separately tracked in v1” means our source log hasn’t yet verified that topic to citation depth for that state; we don’t guess.

Whatever your state requires, two tools pair with this page: the reserve contribution calculator for a first funding estimate, and the reserve study guide for the DIY-vs-professional decision.

California

Davis-Stirling Act (Civ. Code §§ 4000–6150). §§4525, 5100, 5200, 5210, 5300, 5550, 5551 and 5565 read at full statutory text with their amendment histories 2026-08-09 via leginfo.legislature.ca.gov; the chaptered text of SB 410 and its Legislative Counsel’s Digest read 2026-08-14. Entry detail is in the 2026 law change log.

• Reserves: boards must cause a diligent visual-inspection reserve study at least every 3 years where component replacement value is at least half the gross budget, with annual review and adjustment (§5550, as amended by SB 900 (2024) adding gas/water/electric service lines; re-read 2026-08-09 and the history line still reads Amended by Stats. 2024, Ch. 288, Sec. 2. (SB 900) Effective January 1, 2025, so no 2025 or 2026 amendment). The annual budget report must include reserve disclosures, summary, percent funded, and the Assessment and Reserve Funding Disclosure form (§§5300, 5565–5570; §5300 last amended by AB 690 (2017) and §5565 unamended since it was added in 2012, both confirmed 2026-08-09; individual disclosure line items still not reviewed one by one, check the text).
• Structural inspections (condos, 3+ attached units): §5551 full text read 2026-08-09. At least once every nine years the board must have a licensed structural or civil engineer or architect visually inspect a random and statistically significant sample of exterior elevated elements the association maintains: load-bearing decks, balconies, stairways and walkways with a walking surface more than six feet above ground, supported substantially by wood. §5551(i): “The first inspection shall be completed by January 1, 2025, and then every nine years thereafter in coordination with the reserve study inspection pursuant to Section 5550. All written reports shall be maintained for two inspection cycles as records of the association.” If the inspector finds an immediate threat to occupant safety, §5551(g)(1) requires a copy to the association immediately and to the local code enforcement agency within 15 days.
  New for 2026, and not carried by most summaries: §5551(e)(5) requires a fixed first page on every inspector’s report: date of inspection; total units in the project; units with exterior elevated elements; total elevated elements; the number actually inspected; the number posing an immediate threat and the units affected; and “a certification that the inspector has conducted a visual inspection and evaluated a statistically significant sample.” That is a checklist a volunteer board can hold a vendor to before paying. And §5551(l) now reads: “This section shall only apply to buildings containing three or more attached multifamily dwelling units”; attached is SB 410’s addition, so an association of detached or duplex homes with wooden decks is outside the section entirely.
• Selling a unit, new for 2026: §4525(a)(11) adds “a copy of the report issued pursuant to the most recent inspection conducted pursuant to Section 5551” to the documents an owner must give a prospective purchaser, and §4528 adds the matching line to the statutory charges-for-documents form. Practical consequence for a self-managed board: the association is now on the critical path of an owner’s escrow, and should know today where that report is filed.
• Records: members may inspect and copy “association records” and “enhanced association records,” including financials, membership lists and election materials (§§5200–5240). §5200 is current as amended by SB 410 (2025), not SB 323 (2019); the SB 410 text adds §5200(a)(15), “All inspector’s reports compiled pursuant to Section 5551,” to the definition of association records, and §5200(a)(9) lists membership lists including email address as collected under §4041, excluding members who opted out under §5220.
• Records, how long: §5210(a) is written as an inspection window rather than a retention rule: association records are inspectable for the current fiscal year and the previous two, minutes of member and board meetings permanently, and (new in the SB 410 text at §5210(a)(3)) inspector’s reports under §5551 for the period fixed by §5551(i). Production deadlines: 10 business days for current-fiscal-year records, 30 calendar days for the previous two (§5210(b)).
• Meetings: open meetings with member comment; board business generally restricted to noticed meetings; executive session limited to specified topics (§§4900–4955; general notice commonly 4 days / 2 days executive per §4920, not separately re-verified).
• Elections: secret double-envelope ballots, independent inspector(s), minimum 30-day voting period (§§5100–5145; procedural details not re-verified line-by-line).
• Oversight: none, no state HOA agency or ombudsman; enforcement is private (IDR/ADR, courts). The Secretary of State collects biennial SI-CID filings.

Florida

Condos: ch. 718; HOAs: ch. 720. Rows verified 2026-07-03 and re-read 2026-08-27 against the newly published 2026 edition via flsenate.gov. A word-for-word comparison of the 2025 and 2026 editions of sec. 718.112 found no change to any reserve, budget, records, meeting or election duty; the only substantive difference is six renumbered cross-references inside paragraph (2)(d). The fastest-changing state on this page.

• Reserves (condos 3+ habitable stories): structural integrity reserve study (SIRS) at least every 10 years per building, roof, structure, fireproofing, plumbing, electrical, waterproofing, plus items over $25,000 (inflation-adjusted), based on visual inspection by a licensed engineer, architect, or certified reserve specialist. Willful failure to complete a SIRS is a breach of fiduciary duty (§718.112(2)(g)). Milestone structural inspections at 30 years (local option 25) and every 10 thereafter (§553.899). 2025 changes (Ch. 2025-175): pooled/cash-flow funding permitted for SIRS reserves; 15-year SIRS retention; electronic voting expansion. 2024 law (Ch. 2024-244) added a mandatory 4-hour director education curriculum.
• Records: condos, official records kept 7 years for many categories, made available within specified days; associations with 25+ units must post specified documents online (§718.111(12); official URL verified, full text of this section not directly reviewed this pass). HOAs, records open to inspection within 10 business days of written request; failure creates a rebuttable presumption of willful noncompliance with minimum damages of $50/day up to 10 days (§720.303(4)–(5), verified).
• Meetings (condos): open to owners; notice with agenda posted at least 48 continuous hours in advance; 14 days for meetings on assessments or rule changes (§718.112(2)(c); HOA parallel §720.303(2)).
• Elections (condos): written ballots; first notice 60 days before the election, candidate notice 40 days; electronic voting authorized (§718.112(2)(d), §718.128, verify timeline details in current text before running an election).
• Oversight: DBPR’s Division of Condominiums regulates condos/co-ops (complaints, arbitration, education); the Condominium Ombudsman assists owners and can appoint election monitors (§§718.501–718.5012). Chapter 720 HOAs have far more limited state oversight.

Texas

Subdivision HOAs: Prop. Code ch. 209; condos: ch. 82. Rows verified 2026-07-03 via statutes.capitol.texas.gov.

• Reserves: no statutory reserve study or funding mandate (negative claim, chs. 82/209). Condo resale certificates must disclose reserve balances (§82.157; detail not re-verified).
• Records: owners entitled to examine and copy books and records; associations must adopt records production and retention policies; certified-mail request procedure with statutory production windows (§209.005, verified).
• Meetings: board meetings open; notice at least 144 hours before regular meetings and 72 hours before special meetings, by posting plus email to registered owners; executive session limited with summary announced in open meeting (§209.0051, verified). Condos: open meetings and records under §§82.108, 82.114 (framework standard; text not fetched this pass).
• Elections: absentee, electronic, and proxy voting per statute; uniform ballot requirements; recount rights; ballot secrecy in contested elections (§§209.00592, 209.0057, 209.0058; section framework standard, not individually fetched).
• Oversight: none, enforcement through courts, including justice courts for some records/meeting violations.

Arizona

Planned communities: ARS §§33-1801 et seq.; condos: 33-1201 et seq. Rows verified 2026-07-03 via azleg.gov (full text fetched for cited sections).

• Reserves: no statutory reserve study or funding mandate (negative claim, Title 33); financial disclosures occur at resale (§§33-1806, 33-1260).
• Records: records must be made reasonably available; no charge to review; 10 business days to fulfill requests; copies capped at 15¢/page; limited withholding categories (§33-1805, verified full text; condo parallel §33-1258).
• Meetings: board and regularly scheduled committee meetings open; members may speak (once per agenda item before board action) and may record; 48-hour board notice; closed session limited to 5 enumerated topics; informal workshops must comply too (§33-1804, verified full text; condo parallel §33-1248).
• Elections: after declarant control ends, votes may not be cast by proxy; in-person and absentee voting required; 7-day ballot return window rules; ballots and sign-in sheets retained and inspectable for at least 1 year (§33-1812, verified full text; condo parallel §33-1250).
• Oversight: owners or associations may petition the Department of Real Estate over document/statute violations, heard by the Office of Administrative Hearings; filing fee applies; ADRE does not otherwise regulate HOAs (§32-2199.01).

Colorado

CCIOA: C.R.S. §38-33.3-101 et seq. Verified 2026-07-03 largely via the Division of Real Estate’s official guidance and statute compilation (dre.colorado.gov); several rows are agency-guidance depth rather than fetched statute text, verify text before relying.

• Reserves: associations must adopt a responsible-governance policy addressing whether/when they have a reserve study, what fiscal year it covers, and whether reserves are funded, but Colorado does not mandate conducting a study or funding reserves at any level (§38-33.3-209.5(1)(b)(IX)).
• Records: CCIOA defines records that must, may, or must not be produced; HB21-1229 added penalties of $50/day (max $500) or actual damages for wrongful refusal (§38-33.3-317, verified via official DRE guidance). HB26-1099 (Ch. 42, 2026), in force August 12, 2026 with no referendum petition filed, amends §38-33.3-317 to require an outgoing management company to turn over all association records, money and property within 45 days at no charge, with a $250-per-business-day penalty; see the 2026 law change log.
• Meetings: board and member meetings open; owners may speak before formal action; executive session limited with general announcement (§38-33.3-308).
• Elections: contested board elections require secret ballots with non-candidate owners counting votes; written election policy required under §209.5; HB22-1137 added collections and meeting-conduct protections (§§38-33.3-310, 209.5).
• Oversight: the HOA Information & Resource Center (DORA Division of Real Estate) registers all common-interest communities annually, tracks complaints, and educates, but does not regulate, mediate, or enforce (§§12-10-801, 38-33.3-401, verified).

North Carolina

Planned communities: NCGS ch. 47F; condos: ch. 47C. Rows verified 2026-07-03 via ncleg.gov (full text fetched for cited sections).

• Reserves: no statutory reserve study or funding mandate (negative claim, chs. 47F/47C).
• Records: financial and other records, including minutes, must be reasonably available for examination; free annual income/expense statement and balance sheet within 75 days of fiscal year end; statement of unpaid assessments within 10 business days (fee capped $200 + $100 expedite); restrictions on payments to board members and their businesses/relatives (§47F-3-118, verified full text; condo parallel §47C-3-118).
• Meetings: at least one meeting per year; special meetings callable by president, board majority, or 10% of owners; 10–60 days notice stating agenda items; owners get regular opportunities to attend and speak; Robert’s Rules (newest edition) is the statutory default; amended by S.L. 2025-25 (§47F-3-108, verified full text).
• Elections: board composition and elections governed by bylaws plus the Planned Community Act, with the Nonprofit Corporation Act (ch. 55A) filling gaps; no CA/NV-style secret-ballot mandate (§§47F-3-103, -110; framework depth).
• Oversight: none, periodic legislative study committees have not created one as of the verification date.

Virginia

POA Act & Condominium Act, Title 55.1. Verified 2026-07-03 via law.lis.virginia.gov and DPOR.

• Reserves: boards must conduct a reserve study at least once every 5 years, review results annually, and make budget adjustments; where the study indicates need, the budget must include replacement cost, remaining/useful life, current reserves, and funding procedure; amended 2024 c.324 (§55.1-1826, verified full text; condo parallel §55.1-1965, not separately fetched).
• Records: books and records available for examination and copying by lot owners in good standing on written request; copying charges permitted; enumerated withholding categories (§55.1-1815; official URL verified, text not fetched this pass; condo parallel §55.1-1945).
• Meetings: board meetings open with notice; owners may record and must be given opportunity to comment; executive session limited (§55.1-1816; same verification depth).
• Elections: not separately tracked to citation depth in v1, consult your governing documents and the POA/Condo Acts.
• Oversight: the Common Interest Community Ombudsman (DPOR): associations must maintain an internal complaint procedure; owners may file a Notice of Final Adverse Decision within 30 days ($25 fee); the CIC Board registers associations and runs a recovery fund (§§54.1-2354.2–.4, 55.1-1820.1, verified via official DPOR pages).

Washington

WUCIOA: RCW ch. 64.90. Verified 2026-07-03 via app.leg.wa.gov.

• Reserves: associations must prepare and annually update a reserve study; at least every third year the update must be prepared by an independent reserve study professional based on a visual site inspection; statute prescribes required contents (component list, funding plan, percent funded); owners holding 20% of votes may demand a professionally prepared study; narrow exemptions (RCW 64.90.545–.555, verified). New in 2026: Substitute House Bill 2354, Chapter 96, Laws of 2026, effective June 11, 2026, added an exemption at RCW 64.90.545(2)(c) for communities “consisting only of middle housing as defined under RCW 36.70A.030 that do not or will not in the future require the construction, operation, and maintenance on site of any reserve component to manage wastewater and protect health and safety and ground and service waters,” and renumbered the cost exemption to (d). The core duty in subsection (1) is unchanged. The same act raised the RCW 64.90.530(2) mandatory annual audit threshold from $50,000 to $100,000 in annual assessments, read from the enrolled session law; the codified text of RCW 64.90.545, read at source 2026-09-01, now carries the new exemption.
• The 2028 cliff, and what already applies before it: legacy HOA and condo acts (e.g., RCW 64.38.065, 64.34.392) carry official “Effective until January 1, 2028” annotations, after which WUCIOA applies in full to associations created before 2018 (SSB 5796, Laws of 2024). 2028 is not when WUCIOA starts reaching older Washington associations. RCW 64.90.365(1), read in full at source, already applies ten enumerated WUCIOA sections to any common interest community created before July 1, 2018. Among them: RCW 64.90.545, the reserve study duty (§(1)(h)), and RCW 64.90.445, open meetings, along with 64.90.370, 64.90.405(1)(b) and (c), 64.90.480(10), 64.90.502, 64.90.513, 64.90.525 and 64.90.580. So a pre-2018 Washington association is already inside the reserve-study and open-meeting rules. 2028 is when the rest of the chapter arrives, not when the reserve duty begins. Corrected Sep 1, 2026; see updates. (Depth note: we read the currently codified text, so these duties are in force today; we have not read the separate effective-date note for the 2025 c 119 amendment, so we do not state a date on which this list last changed.)
• Records: retained records available for examination/copying on 10 days’ notice (max 21 absent court order); mandatory redactions; reasonable fees; owners entitled to a free annual copy of the owner list (RCW 64.90.495, verified).
• Meetings: association and board meetings open except limited executive session; notice requirements; owner comment opportunity (RCW 64.90.445; official URL, text not directly fetched this pass).
• Elections: not separately tracked to citation depth in v1, see ch. 64.90 and your governing documents. Oversight: none, private enforcement.

Illinois

Condos: Illinois Condominium Property Act, 765 ILCS 605; non-condo HOAs: CICAA, 765 ILCS 160. Verified 2026-07-03 via ilga.gov.

• Reserves (condos): the annual budget must provide for “reasonable reserves” for capital expenditures and deferred maintenance, considering repair/replacement cost, remaining life, financial impact, and any independent reserve study; waivable only by 2/3 owner vote with disclosure (765 ILCS 605/9(c); “reasonable reserves” language verified in official text; waiver-vote detail not re-verified line-by-line).
• Records: owners may inspect and copy enumerated records (minutes, contracts, ballots for 1 year, books of account for 10 years, owner list) on written request, generally within 10 business days (765 ILCS 605/19). The section’s source line is P.A. 102-921, eff. 5-27-22 (full section text read August 1, 2026). The purpose requirement was not removed across the board: subsection (b) lets a member inspect the declaration, bylaws, rules, articles, minutes, insurance policies, contracts, books of account and any reserve study with no stated purpose, but subsection (e) still allows inspection of the member list and of ballots “only for a purpose that relates to the association,” and the board may require a written certification that the records will not be used for a commercial purpose. Retention, verbatim from the statute: minutes 7 years, ballots and proxies 12 months, books and records for the current and 10 immediately preceding fiscal years.
• Meetings: board meetings open except enumerated closed-session topics; 48-hour posted notice for board meetings; 48 hours notice to every board member; 10–30 days for membership meetings; the board must meet at least 4 times a year; any unit owner may record the open portions (765 ILCS 605/18(a)(9)–(10), (b)(6); full section text read August 1, 2026, source line P.A. 102-162, eff. 1-1-22). No owner comment right: Section 18 contains no owner comment period. Illinois opens the meeting to you and lets you record it; it does not, in this section, guarantee you the floor. If your declaration or bylaws grant a comment period, that is your source, not the statute.
• Non-condo HOAs: CICAA covers budgets, records, open meetings, and elections, with exemptions for small associations (10 or fewer units or under $100k budget) unless they opt in (765 ILCS 160; framework depth).
• Oversight: the Condominium and Common Interest Community Ombudsperson (within IDFPR) provides education and dispute resources; associations must adopt written complaint policies; the Act’s sunset has been extended most recently to January 1, 2029 (765 ILCS 615; sunset detail from search synthesis, confirm act text before relying).

Nevada

NRS ch. 116. Verified 2026-07-03 via leg.state.nv.us and the Real Estate Division. Nevada is among the most actively supervised HOA states.

• Reserves: reserve study at least once every 5 years by a person qualified under NRS/NAC standards (clock runs from the on-site inspection date), reviewed annually with budget adjustments; the reserve study summary must be filed with the NV Real Estate Division (Form 609) within statutory deadlines (NRS 116.31152, verified incl. official Form 609).
• Records: books and records available for owner review at the business office during business hours; copying charges capped; limited withholding (NRS 116.31175; section heading confirmed on official page, body details verify-before-relying).
• Meetings: the board must meet at least quarterly and at least once every 100 days; owner notice, agenda requirements, comment periods; executive session limited; minutes and audio availability rules (NRS 116.31083, 116.31085; same verification depth).
• Elections: candidate solicitation and disclosure requirements; secret written ballots counted in public; no quorum required for board elections (NRS 116.31034; same depth).
• Oversight: the Ombudsman for Owners in Common-Interest Communities (Real Estate Division) assists owners and boards, trains directors, and processes mandatory association registration; the Commission for Common-Interest Communities adjudicates violations (NRS 116.625, 116.600, verified).

Georgia

Condo Act: O.C.G.A. 44-3-70 et seq.; opt-in POA Act: 44-3-220 et seq. Two rows are verified above secondary depth and are labelled where they appear: the SB 406 box below (verified 2026-08-10 against the General Assembly’s bill record and the Secretary of State’s guidance) and the records rows (section numbers and titles read 2026-08-13 in the official O.C.G.A. table of contents). Treat the remaining rows as verify-before-relying.

• Reserves: no statutory reserve study or funding mandate (negative claim).
• Records: the inspection right sits in the Nonprofit Corporation Code, not in the Condominium Act. O.C.G.A. Title 14, Chapter 3, Article 16, Part 1 (“Records”) runs §§14-3-1601 through 14-3-1606: 14-3-1601 required corporate records, 14-3-1602 members’ right to copy and inspect records, 14-3-1603 scope of inspection right, 14-3-1604 court-ordered inspection, 14-3-1605 use of membership list, 14-3-1606 inspection rights of directors. Operationally: a member gives the corporation written notice at least five business days before the date they wish to inspect and copy. Governing documents, resolutions on membership and board size, and member-meeting minutes come with that notice alone. Board-meeting excerpts, accounting records, and the membership list additionally require that the demand be made in good faith and for a proper purpose reasonably relevant to the member’s legitimate interest, described with reasonable particularity. Separately, §14-3-1601 obliges the corporation to keep minutes and consents as permanent records, to maintain appropriate accounting records and a member list, and to hold records in a form convertible to writing.
• Records: what it costs the owner, and what the board may not charge for (§14-3-1603). A member’s agent or attorney has the same inspection and copying rights as the member. The association “may impose a reasonable charge, covering the costs of labor and material, for copies of any documents provided to the member,” and that “charge may not exceed the estimated cost of production or reproduction of the records.” There is no per-page statutory rate; a per-page fee that exceeds actual production cost is not authorised by this section. And the frequently-missed duty: a corporation “shall convert into written form without charge any record not in written form,” on written request of a person entitled to inspect it. A self-managed board that keeps its records only as photos, a shared drive of scans, or a database has to produce a written form at its own expense when asked.
• Records: the remedy, and it points at the association (§14-3-1604). This is the sharpest practical consequence in the Part and it is missing from most Georgia HOA write-ups. If the association refuses a compliant five-business-days demand, the superior court “may summarily order inspection and copying of the records demanded at the corporation’s expense,” and an application on the proper-purpose tier is disposed of “on an expedited basis.” Then the fee rule: if the court orders inspection, “it shall also order the corporation to pay the member’s costs (including reasonable attorney’s fees) incurred to obtain the order unless the corporation proves that it refused inspection in good faith because it had a reasonable basis for doubt about the right of the member to inspect the records demanded.” Read plainly, the default on a successful owner application is that the association pays the owner’s legal fees, and the association carries the burden of proving its way out. That is the number a board should have in mind before treating a records request as a nuisance.
• Records: the limit that runs against the owner (§14-3-1605). The membership list is not a mailing list. Without the board’s consent it “may not be obtained or used by any person for any purpose unrelated to a member’s interest as a member,” and specifically may not be used to solicit money or property (except solely to solicit votes in an election held by the corporation), used for any commercial purpose, or sold to or purchased by any person.
• Records: a dissenting director’s right is stronger than an owner’s, and it is new law (§14-3-1606). This section was added in 2023 and most competitor HOA content still omits it. A director (not merely a member) “is entitled to inspect and copy the books, records, and documents of the corporation at any reasonable time to the extent reasonably related to the performance of the director’s duties as a director, including duties as a member of a board committee.” There is no five-business-days notice and no proper-purpose demand to satisfy, and on an application by a refused director the court “shall order inspection and copying … at the corporation’s expense, unless the corporation establishes that the director is not entitled”; the burden runs against the association. It bears directly on the common self-managed-association fight in which a board majority withholds the books from one director. The court may also order the association to reimburse the director’s attorney’s fees.
• Records, 2025 and 2026 amendment check: no change (checked 2026-08-24). None of the six sections (§§14-3-1601 through 14-3-1606) was amended by either the 2025 or the 2026 Georgia General Assembly. The controlling text remains the text as it stood after SB 148 (2023), effective 2023-07-01. This is a positive finding, not an absence of looking: the check was run against the Office of Legislative Counsel’s official Summary of General Statutes Enacted volumes for 2026 and 2025, each of which prints every Act’s enacting list in the form “The Act amends O.C.G.A. Sections …”. No Chapter 3 section appears in either volume; the string 14-3- returns zero matches in both. SB 406 itself amends only §§44-3-222, 44-3-226, 44-3-232, 44-3-235 and 44-7-50 and enacts Chapter 43-17A; it does not touch the records right.
• Records: two ways to get Georgia wrong, and both are easy to hit. (1) There is no “6 months of ownership” and no “5 percent of voting power” threshold in Georgia’s nonprofit code. Those thresholds are real, but they belong to the business corporation analogue at §14-2-1602. Georgia’s nonprofit provision gates the second tier on the good-faith / proper-purpose test in §14-3-1602(d) alone. If a Georgia board is told an owner must have held for six months or represent 5% of the votes before inspecting, that requirement has been imported from the wrong chapter. (2) The 2026 session did change corporate records inspection, in the wrong chapter for you. Act 460 (HB 1185, effective 2026-07-01) amended §14-2-1602 and §14-2-1604 and expanded State-wide Business Court jurisdiction over actions “to inspect certain business records,” with attorney’s fees provisions. §14-2-16xx is business corporations; §14-3-16xx is nonprofit corporations. A Georgia HOA or condominium association incorporated as a nonprofit is governed by Chapter 3, so HB 1185 does not reach it. Coverage announcing that “Georgia changed corporate records inspection in 2026” is describing Chapter 2 and is not about your association.
• Records: the Condominium Act has no inspection section. In the official O.C.G.A. table of contents (read 2026-08-13), no section in the Condominium Act (§§44-3-70 through 44-3-117) is a records-inspection section. §44-3-106 is officially titled “Powers and responsibilities of association; tort actions,” and its subsection (d) is a record-keeping duty: detailed minutes of member and board meetings, detailed and accurate financial records including itemized receipts and expenditures, and any books needed to reflect the association’s affairs. The nearest other candidate, §44-3-101, concerns a declarant’s liability for books and records at turnover. So a Georgia condominium or POA association that is incorporated as a nonprofit corporation gets its members’ inspection right from Title 14, and a board asked for records should be answering under §14-3-1602, not looking for a condo-act section that does not exist.
• Meetings: no HOA/condo-specific open-meeting statute; meeting and notice rules come from your bylaws and the Nonprofit Corporation Code (§14-3-701 et seq.).
• Elections: per bylaws and the Nonprofit Code.
• Verification depth. The section numbers and section titles above were read 2026-08-13 in the official Official Code of Georgia Annotated, published for public use by the Georgia Code Revision Commission through its contract with LexisNexis, navigated by table of contents (Title 44 > Ch. 3 > Art. 3 Condominiums, and Title 14 > Ch. 3 > Art. 16 Pt. 1 Records). The codified text of an individual section on that site sits behind a CAPTCHA, which we do not attempt; the wording of §44-3-106(d), §14-3-1601 and §14-3-1602 summarised above was therefore read in a public unofficial reproduction of the 2024 Georgia Code. Section numbers and titles: official. Section wording: unofficial reproduction. Confirm against the official text or with a Georgia attorney before relying on it.
• Verification depth of §§14-3-1603 through 14-3-1606 and of the amendment check, stated separately because the two halves are not equally strong. The amendment finding is primary-official. It rests on the Georgia Office of Legislative Counsel’s own Summary of General Statutes Enacted volumes for the 2025 and 2026 sessions, published on legis.ga.gov, read in full for the Title 14 region and searched end to end for 14-3-. The quoted statutory wording of §§14-3-1603, 14-3-1604, 14-3-1605 and 14-3-1606 is not. It comes from the same public unofficial reproduction of the 2024 Georgia Code as the wording above, because the official codified text remains behind a CAPTCHA we do not attempt. Two limits we will not paper over: an unofficial 2024 edition cannot evidence the 2025–2026 negative; only the Legislative Counsel volumes do that, and the edition’s amendment notes are corroboration from an independent direction, not proof; and we were unable to obtain the official Code 1981, §… history line for any of the six sections, so we publish none. Amendment finding: official. Statutory wording: unofficial reproduction. History lines: not obtained.
• Oversight: none today, a registrar and a complaint board from 1/1/2027. Historically Georgia had no HOA oversight office and disputes were resolved privately or in court. SB 406 (Act 715, 2026) amends Title 43 to require registration of property owners’ associations, to provide for renewals, amendments and appeals, and to create a State Board for Review of Complaints Regarding Property Owners’ Associations; it also amends O.C.G.A. §44-3-232 (assessment liens, additional charges, lien foreclosure procedure, and statements of amounts due). Verified 2026-08-10 against the General Assembly’s bill record; see the box above.

South Carolina

SC Homeowners Association Act: S.C. Code §27-30-110 et seq. (2018). Verified 2026-07-03, full chapter text fetched from scstatehouse.gov.

• Reserves: no reserve study or funding requirement in the HOA Act (full chapter reviewed); the Horizontal Property Act (ch. 31) likewise imposes none (that negative claim at secondary depth).
• Records: governing documents must be recorded with the county to be enforceable; rules and amendments must be recorded by January 10 following adoption; homeowners get budget and membership-list access via the Nonprofit Corporation Act (§§33-31-1602–1605), even for unincorporated associations (§§27-30-130, 27-30-150, verified).
• Meetings: at least 48 hours’ notice before the meeting where an annual budget increase will be decided, note this section does not apply to HOAs incorporated under the SC Nonprofit Corporation Act, and SC otherwise has no general HOA open-meeting statute (§27-30-140, verified).
• Disputes: magistrates court has concurrent jurisdiction over monetary disputes under the Act, a low-cost forum for small associations (§27-30-160, verified).
• Oversight: the Department of Consumer Affairs receives and records HOA complaints and publishes an annual public report, but is expressly prohibited from regulating HOAs or arbitrating disputes (§§27-30-310–340, verified).

Ohio

Condos: Ohio Rev. Code ch. 5311; planned communities: ch. 5312. Reserve and records rows verified 2026-07-18 via codes.ohio.gov (official text fetched for §§5311.081 and 5311.091).

• Reserves: Ohio does not mandate a professional reserve study or a fixed funding formula, but a condominium unit owners association’s annual budget must include reserves in an amount adequate to repair and replace major capital items in the normal course of operations without the necessity of special assessments, unless either (a) the declaration or bylaws limit the board’s ability to increase assessments without an owner vote, or (b) the owners, by not less than a majority of the voting power, waive the reserve requirement in writing annually (§5311.081, effective Sept. 13, 2022 under S.B. 61, verified). Planned-community associations are governed by ch. 5312.
• Records: any member may examine and copy the association’s books, records, and minutes under reasonable standards the board sets in the declaration, bylaws, or rules (permitted document types, times, locations, and a reasonable copy fee); board approval is required for records dating back more than five years, and the board may withhold enumerated categories, personnel matters, attorney work product or pending-litigation communications, contracts under negotiation, rule-enforcement information about owners, and information whose disclosure is barred by law (§§5311.09, 5311.091, verified).
• Meetings and elections: Ohio has no California or Arizona-style statutory open-meeting code for associations; board and owner meeting, notice, and election procedures come from your declaration and bylaws read together with chs. 5311 (condos) and 5312 (planned communities). We have not verified those specific procedures to citation depth, treat as framework guidance and read your governing documents.
• Oversight: none, Ohio has no state agency that regulates community associations; disputes are resolved privately or in the courts.

Oregon

Planned communities: ORS ch. 94 (Oregon Planned Community Act); condos: ch. 100. Section titles verified 2026-07-18 against the official ORS ch. 94 index (oregonlegislature.gov); the reserve substance below is corroborated at secondary depth (oregon.public.law, Justia), read the current statute text before relying.

• Reserves: Oregon is one of the stronger reserve states. ORS 94.595 requires a planned-community association to maintain a reserve account to fund the major maintenance, repair, or replacement of common-property items that will normally need it in more than one and fewer than 30 years, plus exterior painting and other items the association is responsible to maintain; the declarant must conduct an initial reserve study, prepare a written maintenance plan, and establish the reserve account, which the association then reviews and updates. Planned communities recorded before Oct. 23, 1999 become subject to the study and maintenance-plan requirements when the board adopts a resolution or a majority of owners petition, with the study and plan completed within one year. The condominium parallel is ORS 100.175.
• Records: the association must keep documents and records and make them available for owner examination (§94.670; official section title confirmed, body not fetched this pass).
• Meetings: board meetings require notice and limit executive sessions; owner meetings have their own notice rules (§§94.644, 94.650; section titles confirmed, framework depth).
• Elections: written ballots and electronic ballots are authorized (§§94.647, 94.661; section titles confirmed, framework depth).
• Oversight: none, Oregon has no state agency that regulates community associations; enforcement is private, through the courts.

Minnesota

Minnesota Common Interest Ownership Act (MCIOA): Minn. Stat. ch. 515B. Rows verified 2026-07-18 via revisor.mn.gov (official text fetched for §§515B.3-1141, 3-118, and 3-103).

• Reserves: MCIOA requires funding rather than a formal professional study. The association must include in its annual budgets replacement reserves projected to be adequate, together with past and future contributions, to fund replacement of the components it is obligated to replace, based on each component’s estimated remaining useful life; components with more than 30 years of remaining life, or whose replacement is planned to be funded by special assessment, may be excluded. Reserves must be kept in a separate account and may not be borrowed to pay operating expenses, and the board must reevaluate the adequacy of the reserves at least every third year (§515B.3-1141, verified). Note: this section applies to fiscal years commencing on or after Jan. 1, 2012; the older §515B.3-114 governs only earlier fiscal years, so do not rely on 3-114 for a current budget.
• Records: the association must keep adequate records of membership, meetings, contracts, and finances, made reasonably available for examination by any unit owner or authorized agent; copies are provided in paper or electronic form, and any copy fee is capped at actual cost or, for 100 or fewer black-and-white letter or legal pages, 25¢ per page (§515B.3-118, verified).
• Meetings and governance: the association is governed by a board subject to declarant-control turnover rules (control ends at the earliest of five years after the first non-declarant conveyance for a flexible community, or three years otherwise, voluntary surrender, or conveyance of 75% of units), with a post-turnover owner meeting within 60 days (§515B.3-103, verified); association and board meeting procedures are addressed in §515B.3-108 (framework depth, not fetched this pass).
• Elections and oversight: board composition and elections follow the bylaws read with MCIOA and the Nonprofit Corporation Act; there is no state agency that regulates community associations, disputes are resolved privately or in the courts.

Maryland

Condominiums: Real Property Article §11-109.4; HOAs: §11B-112.3; cooperatives: Corporations & Associations §5-6B-26.1. Reserve rows verified 2026-08-29 against the current code: §11B-112.3 read in full on the Maryland General Assembly statute site, with §§11-109.2, 11-109.4, 11B-112.2 and 5-6B-26.1 read the same day. Records and meeting rows remain at framework depth.

• Reserves: Maryland is one of the strongest reserve states. House Bill 107 (Ch. 664), effective Oct. 1, 2022, took the reserve-study requirement that had applied only in Montgomery and Prince George’s counties and made it statewide. A condominium (§11-109.4), a homeowners association for which the total repair or replacement costs for all identified components is at least $10,000 (§11B-112.3(b)(1)(ii)), and a cooperative (§5-6B-26.1) must each have an independent reserve study completed and then updated at least every 5 years. The study must be prepared by a person who has prepared at least 30 reserve studies in the prior 3 calendar years, or has participated in preparing at least 30 while employed by a firm that prepares them, or holds a current Maryland architect or professional-engineer licence, or is a CAI reserve specialist or an APRA professional reserve analyst (§11B-112.3(e)(1)). It must be available for owner inspection and copying, reviewed with the annual proposed budget, and summarized for submission with it.
  The threshold changed in 2025. Until Oct. 1, 2025 the $10,000 threshold was measured by initial purchase and installation cost; Ch. 518 (SB 63) and Ch. 519 (HB 292) of 2025 replaced it with repair or replacement costs. This is not cosmetic: what it costs to replace an aging component is usually far more than what it cost to buy and install, so more associations cross the threshold under the current wording.
  There is no degree route. A “construction-management, architecture, or engineering degree or equivalent” qualification appears in Ch. 664 (2022) only as text being struck; the current statute has exactly the four prongs listed above. A preparer hired on the strength of a degree alone does not qualify under Maryland law. Corrected Aug 29, 2026; see updates.
  Worth using: the board may now set a minimum component cost for what has to appear in the study, provided it is “reasonably based on the expenses of the homeowners association” and is “not a minor expense that is otherwise addressed by the budget” (§11B-112.3(a)(2)(i)2). For a small association that is the difference between a study that prices every doorknob and one that prices the roof.
• Reserve funding: the budgeted reserves must equal the amount recommended in the most recent study, and must be deposited in the reserve account on or before the last day of each fiscal year (§11-109.2(c)(1) condos, §11B-112.2(d)(1) HOAs). Budgeting the number is no longer enough on its own. An association whose most recent study was an initial study must reach the recommended annual funding level within 5 fiscal years following the year the initial study was completed.
  The phase-in was three fiscal years until Oct. 1, 2025, when Ch. 518 / Ch. 519 (2025) extended it to five. If your board built a three-year catch-up schedule, the deadline is later than that. Corrected Aug 29, 2026; see updates.
  The funding plan is mandatory and must name its method. In consultation with a qualified preparer the board must develop a written funding plan and select one of five methods: component, cash flow, baseline funding, threshold cash flow, or any other method consistent with GAAP (§11B-112.3(f)(1)–(2)). The plan must prioritize occupant health and safety, structural integrity such as roofing and structural systems, and essential functions such as plumbing, sewer, heating, cooling and electrical infrastructure (§11B-112.3(f)(3)). Progress against the plan must be reviewed at each annual meeting (§11B-112.3(f)(5)).
  Reserves may be borrowed against, on a clock. “Reserves may be used for purposes other than those specified in the funding plan if the funds are repaid to the reserve fund within 5 years after their use” (§11B-112.3(f)(4)). A flat prohibition was struck before the 2025 acts passed.
  There is a hardship valve, and most coverage omits it. A governing body may determine by a two-thirds majority vote that the association and its owners face a financial hardship limiting the ability to fund reserves, and may then deviate from the funding requirement for no more than one fiscal year at a time, renewable only by a further two-thirds vote, while still funding at least the amount needed for the safety-and-structure priorities, making good-faith efforts to resolve the hardship, and keeping detailed documentation that owners may inspect (§11-109.2(c)(3), §11B-112.2(d)(3)). This is a documented, voted, time-limited deviation. It is not a way to stop funding reserves.
  HOA boards may raise assessments to fund the required reserves notwithstanding any declaration or bylaw cap on assessment increases (§11B-117(a)(2), read at source). The condominium provision is not a statewide parallel. §11-110(b)(1)(ii), read in full at the General Assembly, gives that authority only to “the board of directors of a condominium in Prince George’s County or Montgomery County.” A Maryland condominium board outside those two counties has no §11-110 override of a declaration or bylaw assessment cap, and should not budget on the assumption that it does. Corrected Sep 1, 2026; see updates. (Depth note: the readable official version is the 2022 session compilation, which already cross-references §11-109.4; the General Assembly’s statutes-affected tables show no amendment to §11-110 in 2025 or 2026, and we have not checked 2023 or 2024.)
  Two cautions on currency. The Maryland statute pages carry no edition line or effective date, so their vintage has to be established by comparison against the enrolled chapters; on that test they reflect the code through the 2025 session and not yet the April 2026 annual corrective act (Ch. 153, SB 844), whose edits to these sections are stylistic. And HB 1201 (2026), which would have let condominium owners vote 80% to fund common-element repairs by special assessment instead, did not pass; its history ends at a March 13, 2026 hearing. It is not law, and you may still hear otherwise.
• Records: owners have inspection rights under the Maryland Condominium Act (Real Property, ch. 11) and Homeowners Association Act (Title 11B), and each reserve study is expressly available for owner inspection and copying (framework depth; the specific records sections were not fetched this pass).
• Meetings and elections: the Condominium Act and HOA Act carry open-meeting and notice rules (for HOAs, see §11B-111); election procedures follow the governing documents read with the acts (framework depth).
• Oversight: no statewide agency regulates community associations, but some counties, notably Montgomery and Prince George’s, operate local commissions or dispute-resolution panels for common-ownership communities.

Michigan

Condominium Act (Act 59 of 1978), Mich. Comp. Laws ch. 559; reserve floor in Mich. Admin. Code R 559.511. Reserve and records rows reverified 2026-07-26 at primary text depth: MCL 559.205 and 559.157 read in full on the Michigan Legislature statute pages, and R 559.511 read in the official LARA condominium administrative-code file published through the Office of Regulatory Reinvention. Meeting and election rows remain at framework depth.

• Reserves: the Condominium Act is one sentence long on this point and unusually blunt: “A reserve fund for major repairs and replacement of common elements shall be maintained by the associations of co-owners,” and the administrator may set minimum standards by rule (MCL 559.205). The rule, Mich. Admin. Code R 559.511, does the real work and it operates through your bylaws: the bylaws must provide for the reserve fund, and the association must maintain a reserve equal to at least 10% of its current annual budget on a noncumulative basis, usable only for major repairs and replacement of common elements. Two details boards routinely miss. First, R 559.511(4) requires the bylaws to carry an explicit warning that “the minimum standard required by this section may prove to be inadequate for a particular project” and that the association should analyze whether a greater amount should be set aside, so the 10% floor is disclaimed in the rule itself. Second, R 559.511(3) requires the subrule (1) amount to be set aside by the transitional control date, and makes the developer liable for any deficiency at that date, which matters to any newly turned-over board reviewing what it actually inherited. Treat 10% as a floor, not a target: for aging roofs, roads, or mechanical systems it is usually far too low, which is exactly what a reserve study exists to quantify.
• Records: the association’s books, records, contracts, and financial statements concerning the project’s administration and operation must be available for examination by any of the co-owners and their mortgagees at convenient times. An association with annual revenues greater than $20,000 must, on an annual basis, have its books, records, and financial statements independently audited or reviewed by a CPA, performed under AICPA auditing or SSARS standards, unless the association opts out annually by an affirmative vote of a majority of its members by any means its bylaws permit (MCL 559.157(2)-(3)). Note the mechanics: the opt-out is not permanent, it must be re-voted each year, so an association that opted out once and never revisited it is out of compliance. Separately, Michigan courts have read an implicit “proper purpose” requirement into inspection requests, a case-law gloss at secondary depth rather than statutory text.
• Meetings and elections: Michigan has no California or Arizona-style statutory open-meeting code for associations; board and member meeting, notice, and election procedures come from your declaration and bylaws read with the Condominium Act (framework depth). The Act governs condominiums, including the site condominiums common in Michigan; a non-condo HOA runs on its declaration plus the Nonprofit Corporation Act.
• Oversight: none; Michigan has no state agency that adjudicates association-governance disputes, which are resolved privately or in the courts.

Connecticut

Common Interest Ownership Act (CIOA), Conn. Gen. Stat. Title 47, ch. 828. Reserve, records, and meeting rows reverified 2026-07-26 at primary text depth: §§47-250, 47-260, and 47-261e read in full on the official Connecticut General Assembly chapter page. Election and governance rows remain at framework depth.

• Reserves: CIOA takes a disclosure-and-adequacy approach rather than a fixed study mandate. The executive board must adopt a proposed budget at least annually, and within 30 days of adoption give all unit owners a summary that states the amount of any reserves and the basis on which those reserves are calculated and funded (§47-261e(a)(1)). There is no statewide reserve-study requirement in this section, so the framing here is closer to Colorado and Illinois than to Maryland or Nevada. What surprises most Connecticut boards is the ratification mechanism, which is a rejection vote: the board sets a meeting or ballot date 10 to 60 days after sending the summary, and the proposed budget is approved unless a majority of all unit owners (or a larger number named in the declaration) affirmatively votes to reject it. Absence of a quorum does not defeat the budget, and if a budget is rejected the last approved budget simply continues. Practically: your budget passes by default, which makes the reserve line in the summary the main thing owners ever see.
• Special assessments and loans: the board may propose a special assessment at any time, and unless the declaration or bylaws say otherwise, it is effective without any owner vote so long as that assessment together with all other special and emergency assessments proposed in the same calendar year does not exceed 15% of the association’s last adopted periodic budget for that year; above that threshold the same reject-or-it-passes procedure applies (§47-261e(b)). A board that determines by two-thirds vote that a special assessment is needed to respond to an emergency may make it effective immediately, with prompt notice to owners and spending limited to the purposes in the vote (§47-261e(c)). Before entering any association loan, the board must disclose the amount, the terms, and the estimated effect on common-expense assessments to all owners in a record at least 14 days in advance and give owners a real chance to comment (§47-261e(d)).
• Records: §47-260(a) sets an 11-item retention list, not a vague duty: receipts-and-expenditures records including reserve-account records, minutes of owner and board meetings plus records of actions taken without a meeting, an alphabetical owner list with vote counts, organizational documents and current bylaws and rules, financial statements and tax returns for the past three years, a current list of board members and officers, the most recent annual report to the Secretary of the State, resale-disclosure records, copies of current contracts, records of architectural-approval decisions, and ballots and proxies for one year after the vote they relate to. Records must be available for examination in person or electronically and for copying, during reasonable business hours; the owner requests in a record on thirty days’ notice identifying the specific records wanted, and the association must respond within five business days with two dates on which the records may be examined or copied (§47-260(b)). The statute then splits withholding into two buckets worth knowing apart: records that shall be withheld (personnel, salary, and medical records; unredacted ballots, proxies, or anything identifying how an owner voted; disclosures barred by other law) and records that may be withheld at the board’s discretion (contracts currently being negotiated, pending or potential litigation, formal enforcement proceedings, attorney-client and work-product communications).
• Meetings: owner meetings run at least annually, with notice not less than 10 nor more than 60 days before the date, stating the agenda including any proposed governing-document amendment, any budget changes, and any proposal to remove an officer or board member; 20% of the votes can compel a special meeting, and if the association does not notice it within 15 days the requesting owners may notice it themselves (§47-250(a)). Board meetings are open to unit owners and to a representative any owner designates, except during executive session, which may be entered only for five enumerated purposes and in which no final vote or action may be taken (§47-250(b)(1)). Three provisions do more work than boards expect: notice of each board meeting must go to board members and unit owners at least five days ahead (or, for meetings on a published schedule, an agenda at least 48 hours ahead); any materials distributed to the board before a meeting must be made reasonably available to unit owners at the same time, unapproved minutes and executive-session materials excepted; and the minutes of every board meeting must record how each individual board member voted on any final action, unless the action passed by unanimous consent or without objection (§47-250(b)(5), (6), (8)). That last one is a concrete drafting requirement for whoever keeps your minutes, and a good reason to keep a roll-call line in your board meeting minutes template rather than writing “the motion carried.” The board may also act without meeting by two-thirds consent of all members documented in an authenticated record, with prompt notice to owners (§47-250(b)(9)), and a challenge to an action taken out of compliance with this section must be brought within 60 days of the minutes being approved or the action distributed (§47-250(b)(10)).
• Elections and governance: CIOA requires the association to have an executive board (§47-245); board composition, voting, and elections follow the bylaws read with CIOA (§§47-245, 47-252; framework depth). CIOA applies in full to communities created on or after Jan. 1, 1984, with a limited set of provisions reaching older associations.
• Oversight: none; Connecticut has no state agency that regulates community associations, and enforcement is private, through the courts.

New Jersey

Planned Real Estate Development Full Disclosure Act (PREDFDA): N.J.S.A. 45:22A-21 et seq.; reserve provisions added by the 2024 Structural Integrity Law (S2760 / P.L. 2023, c.214) and substantially rewritten by P.L. 2025, c.132 (S3992), approved August 21, 2025. Reserve rows verified 2026-08-29 from the chaptered text of P.L. 2025, c.132 read in full. Records, meeting, and election rows verified 2026-09-01 from the chaptered text of the 2017 Radburn act.

• Reserves: New Jersey is one of the strongest reserve states. Effective Jan. 8, 2024, the Structural Integrity Law amended PREDFDA so that any planned-real-estate-development association must undertake and fund a capital reserve study assessing whether reserves are adequate to repair or replace the capital assets it is obligated to maintain (§45:22A-44.2(a)). The study must be prepared in conformity with the latest edition of the Community Associations Institute’s National Reserve Study Standards “or similar standards by another recognized national organization,” and must be performed or overseen by a CAI-credentialed reserve specialist or a New Jersey-licensed engineer or architect. Timing: an existing association without a study in the prior five years had to complete one within one year of the Jan. 8, 2024 effective date; associations formed afterward, no more than two years after a majority of the executive board is elected (§44.2(b)). The five-year review duty now runs to the association itself, not only to covered-building owners as the 2024 text had it (§44.2(c)). The carve-out stands: the section does not apply to an association with less than $25,000 in total common-area capital assets (§44.2(d)).
  The funding plan requirement changed. The study must now contain a proposed 30-year funding plan or plans, and among them one plan whose reserve fund reaches a lowest dollar balance of zero across the 30-year projection. Additional plans holding a higher minimum balance, or using escalating annual contributions, are expressly permitted “provided the reserve fund balance is not projected to fall below zero dollars” (§44.2(a)(7)). The amendment also supplied the definition the 2024 law lacked: “adequate” now means the reserve balance will not fall below zero under the 30-year plan (§52:27D-132.3).
  Who may prepare it: the statute does not say in terms that board members may not prepare the study themselves; no such sentence exists in §44.2 or §44.3. The credential requirement quoted above is the operative rule.
• Reserve funding: the association must obtain a reserve study with a 30-year funding plan so that it can repair or replace the common-element capital assets it maintains “without need to create a special assessment or loan obligation, except as permitted pursuant to subsection e.” (§45:22A-44.3(a)). Subsection (e) is the operative funding rule for any association that existed on Jan. 8, 2024, and it is an election between two options:
  • Option 1: fund in accordance with one of the funding plans in the most recent reserve study.
  • Option 2: fund at 85 percent of one of those plans. This is conditional. Before adopting a budget on that basis the board must give every owner a notice in 20-point bold font stating that it has elected to fund at 85 percent, and stating the year in which a special assessment or loan is anticipated as a result, and its anticipated amount (§44.3(e)(2)(a)). A seller must hand the buyer a copy of that most recent notice before the purchase contract is executed (§44.3(e)(2)(b)). And the 85 percent route may not be used for more than five fiscal years following August 21, 2025 (§44.3(e)(3)), after which the association funds a full plan.
  An association created after Jan. 8, 2024 gets no election: it funds in accordance with one of the plans in its most recent study (§44.3(f)).
  What was repealed on August 21, 2025. Until then the statute provided that if raising reserves to adequacy would require a jump of more than 10% over the prior year’s common-expense assessment, the deficiency was cured through equal annual increases over the earlier of the next 10 fiscal years or the study’s projected zero-balance date, and that a needed increase of less than 10% had to be cured within two fiscal years. Both of those rules, and a third permitting a special assessment or loan when a capital asset failed earlier than the study predicted, now read in the statute as “(Deleted by amendment, P.L.2025, c.132)” at §44.3(b), (c) and (d). There is no longer a 10 percent trigger, a 10-fiscal-year cure, or a two-fiscal-year cure in New Jersey law. The 85 percent election above replaced all of it; a board still budgeting to the 10% mechanics is budgeting to a rule that no longer exists. Corrected Aug 29, 2026; see updates.
  Watch, but do not plan around it: A318, pre-filed for the 2026 session, would narrow “covered building” to buildings three storeys or more and stretch the old cure periods to 20 and 4 fiscal years. It is introduced only, not law, and it is drafted against the pre-August-2025 text, amending subsections that have already been deleted.
• Structural inspections: a “covered building” (a residential condominium or cooperative building with a concrete, masonry, steel, or hybrid primary load-bearing system, including heavy timber and podium decks) must obtain a structural inspection within 15 years of its certificate of occupancy and then within 5 years of each preceding inspection; building height does not affect coverage (§§52:27D-132.3, 132.4).
• Records, meetings, elections: verified 2026-09-01 from the chaptered text of the 2017 “Radburn” act (P.L. 2017, c.106), read in full at the official New Jersey Legislature host. Open meetings (§45:22A-46(a)): the bylaws must require that all executive board meetings, except conference or working sessions at which no binding votes are taken, be open to all association members and voting-eligible tenants where applicable, with “adequate notice ... in such manner as the bylaws shall prescribe.” The board may exclude only four categories: unwarranted invasion of individual privacy; pending or anticipated litigation or contract negotiations; attorney-client privileged matters; and the employment, promotion, discipline or dismissal of a specific officer or employee. Minutes must be taken and made available to members before the next open meeting. Elections (§45:22A-45.2): elections follow the governing documents, and if those set no interval, they are held at two-year intervals. If an association has not held a compliant election for two or more years, it must hold one within 90 days of a petition signed by 25 percent or more of members in good standing. Written notice of an election goes out not less than 14 nor more than 60 days before the meeting and must include a proxy ballot and an absentee ballot unless the bylaws prohibit them, listing all nominated candidates alphabetically by last name. Any proxy must carry a prominent notice that its use is voluntary and revocable before the vote is cast and that absentee ballots are available, and an association may not use proxies in a board election without also offering absentee ballots. Board terms may not exceed four years. Developments of 50 or more units are subject to the full election code; smaller developments are subject to a shorter list.

• Three things New Jersey coverage commonly gets wrong, and one of them is a legal requirement that does not exist. (1) There is no statutory owner right to be heard at a board meeting. The statute says the opposite in terms: at an open meeting, member participation in the proceedings or the provision of a public comment session “shall be at the discretion of the executive board” (§45:22A-46(a)). If you go to a New Jersey board meeting expecting a statutory right to speak, there is not one. (2) §45:22A-45.1 is not a records-inspection right; that section is the act’s findings and declarations and contains no records right and no deadline. The Radburn act creates no general records-inspection right at all: it gives you minutes before the next open meeting, the annual audit during developer control, and the developer’s turnover documents within 60 days of transition. (3) “Anonymous ballots, a write-in space, and ballots counted publicly and open to member inspection for 90 days” appear nowhere in the enacted statute. They may sit in the implementing rules at N.J.A.C. 5:26, which we have not read; we are not calling them false, we are telling you they are unverified. Read N.J.A.C. 5:26 before relying on any of the three. Corrected Sep 1, 2026; see updates.

• Oversight: the Department of Community Affairs’ Bureau of Homeowner Protection administers PREDFDA registration, but the DCA has stated it does not oversee owner-controlled associations’ compliance with the reserve-study and funding requirements, an owner who believes the board is out of compliance must pursue civil litigation.

Pennsylvania

Uniform Planned Community Act (UPCA): 68 Pa.C.S. ch. 53; condominiums: Uniform Condominium Act, 68 Pa.C.S. ch. 33. Section index and cited provisions verified 2026-07-20 from the official consolidated statutes (palegis.us) (primary chapter text fetched). The meeting and records bodies (§§5302, 5308, 5316) were verified 2026-07-26 at primary text depth; election and oversight rows remain at framework depth.

• Reserves: Pennsylvania has no statutory reserve-study or minimum-funding mandate (negative claim). The UPCA treats reserves as a governance duty rather than a prescribed number: an association may adopt and amend budgets for revenues, expenditures, and reserves (§5302(a)(2)); reserve funds held for future major repairs and replacements of the common elements may not be assigned or pledged (§5302(a)(17)); and the executive board must manage the association’s reserve funds under the prudent-investor rule (§5303(a), incorporating 20 Pa.C.S. §7203). So a Pennsylvania board must budget for and prudently steward reserves, but the size of the reserve, and whether to commission a study, is left to the board’s fiduciary judgment.
• Records and the 180-day financial statement: the association must keep financial records detailed enough to comply with the resale-certificate section, and all financial and other records shall be made reasonably available for examination by any unit owner and authorized agents (§5316(a)). The provision small boards most often miss is §5316(b): a planned community with more than 12 units must prepare annual financial statements, consisting of at least a balance sheet and a statement of revenues and expenses, within 180 days after the close of its fiscal year, and the cost of preparing them is a common expense. Any unit owner who submits a written request is entitled to a copy within 30 days, along with the independent accountant’s report if the statements were audited, reviewed, or compiled by one; the association may charge a fee for copies of other records but not more than the cost of producing them. This is a hard calendar deadline, not a best practice, and it belongs on your annual operating calendar next to the tax filing.
• Meetings: §5308 is more specific than its reputation. The bylaws must require an association meeting at least once each year and provide for special meetings, and notice must go out not less than 10 nor more than 60 days in advance, hand delivered or sent prepaid by U.S. mail, with electronic notice permitted only where the owner has agreed in writing to accept it or the bylaws permit electronic notices. The notice must state the time and place and the items on the agenda, specifically including the general nature of any proposed amendment to the declaration or bylaws, any budget or assessment changes, and any proposal to remove a director or officer (§5308(a)). Participation by conference telephone or other remote electronic technology that lets every participant hear each other is deemed in-person attendance (§5308(c)). Where more candidates run than there are open board seats, the association must, on the request of one or more candidates, hold a special pre-election session at least seven days before the election so owners can meet each candidate, with equal time for each (§5308(d)). And unless the bylaws say otherwise, meetings may be recorded by the board via audio or video if the presiding officer announces it at the start (§5308(e)). What §5308 does not do is impose a California or Arizona-style open-board-meeting mandate, so whether board meetings are open to owners still turns on your bylaws. The condominium parallel is §3308.
• Elections and governance: board composition, terms, and elections otherwise follow the bylaws read with the UPCA’s declarant-control and turnover rules (§5303, which caps declarant control and phases in owner-elected directors as units convey). There is no CA/NV-style secret-ballot mandate (framework depth); the §5308(d) candidate session above is the one election-procedure right the statute grants outright.
• Oversight: Pennsylvania has no dedicated HOA regulator; the UPCA routes disputes to statutory alternative dispute resolution (§5321) and lets owners file complaints with the Bureau of Consumer Protection in the Office of Attorney General (§5322). §5316(c) gives that route a concrete trigger: if the association fails to provide the annual financial statements (and the accountant’s report, if applicable) within 30 days of a written request, or does not make the underlying financial records reasonably available, the unit owner may file a complaint with the Bureau of Consumer Protection. Enforcement is otherwise private, through the courts.

Utah

Community Association Act: Utah Code Title 57, ch. 8a; condominiums: Title 57, ch. 8; ombudsman: Title 13, ch. 79. All cited sections read in full at primary text depth 2026-07-27 on the official Utah Legislature code site (le.utah.gov). Election procedure remains at framework depth.

• Reserves, and the owner veto almost nobody plans for: unless the governing documents say otherwise, the board must cause a reserve analysis at least every six years and review and, if necessary, update it at least every three years (§57-8a-211(2)). The board may perform the analysis itself or hire a preparer (§57-8a-211(3)), which makes Utah one of the friendlier states for a small self-managed association, but the analysis must still contain the full component list, remaining useful lives, replacement costs, the annual contribution needed, and a funding plan (§57-8a-211(4)). Every year the association must give owners a summary of the current analysis and the complete document to any owner who asks (§57-8a-211(5)), and the annual budget must carry a reserve fund line item in the amount the board finds prudent, or a higher amount if the governing documents require one (§57-8a-211(6)). Here is the provision that catches boards off guard: within 45 days after the budget is adopted, owners may veto the reserve line item by a 51% vote of allocated voting interests at a special meeting they call for that purpose, in which case the association funds reserves at the last line item that was not vetoed (§57-8a-211(7)). Reserve money must be kept in a separate fund, cannot be spent on another purpose or on daily maintenance without a member vote, and the statute’s narrow exception for a general-budget shortfall applies only during a statewide declared emergency in which more than 10% of non-board owners are delinquent (§§57-8a-211(1)(c), (9)). The condominium parallel, §57-8-7.5, is the same text with “management committee” and “unit owner” substituted. Both apply regardless of when the association was created, but not during declarant administrative control. If you want to see what a six-year analysis implies for your dues, run your components through our HOA reserve fund calculator and read the reserve study guide for small associations.
• Records, with a per-day price tag: §57-8a-227 (current text effective 2026-05-06) requires the association to keep and make available the nonprofit-act records plus a specific list: governing documents, the most recent approved minutes, the most recent annual budget and financial statement, the most recent reserve analysis, a certificate of insurance for each policy, board minutes for the previous three calendar years, and profit and loss statements and balance sheets for the previous three fiscal years. Only Social Security numbers, bank account numbers, and privileged communications may be redacted. If the association has an active website it must post the governing documents, latest minutes, and latest budget and financial statement there free of charge; if it has no website it must keep physical copies available during business hours at its registered address. A written request must be answered within 10 business days, copying charges are capped at actual third-party cost or 10 cents per page and $20 per hour of staff time, and electronic transmission must be free. Miss the deadline on the governing documents, minutes, or budget and financial statement and the association owes the requesting owner $25 per day beginning the eleventh business day, plus costs and attorney fees; a court action after a 10-day cure notice can recover $1,000 or actual damages, whichever is greater. This is one of the strongest small-dollar records remedies in the country, and it is the reason a Utah board should keep a record retention schedule rather than improvising.
• Meetings: except for written consent actions under the nonprofit act, a board may act only at a board meeting (§57-8a-226(1)). At least 48 hours before a meeting the association must email written notice to every owner who has requested notice, stating time, date, location, and any electronic participation details, unless the meeting was on a previously distributed schedule or is a genuine emergency (§57-8a-226(2)). Board meetings are open to owners or their written designees, and the board must give owners a reasonable opportunity to comment, which it may confine to one period of the meeting (§§57-8a-226(3), (4)). Closed sessions are limited to six subjects: legal advice, litigation or other proceedings, personnel, contract negotiation including bid review, a matter likely to embarrass an individual or invade privacy, and a delinquent assessment or fine. A board member may not obstruct these requirements, and an owner may sue for injunctive relief and $500 or actual damages after a 90-day cure notice (§57-8a-226(9)). Our board meeting agenda and minutes templates are built around exactly this pattern of open session, comment period, and a narrowly announced closed session.
• Elections: Utah does not impose a statewide secret-ballot, inspector-of-elections, or ballot-retention scheme like California or Nevada. Board elections follow the governing documents read together with the Utah Revised Nonprofit Corporation Act. We label this framework depth: we verified the absence of an election-procedure section in ch. 8a Part 2, not every corporate voting rule that could apply to your association.
• Oversight, and the registration trap: every association must register with the Utah Department of Commerce within 90 days of recording its declaration, renew annually, and update its filing within 90 days of any change in the chair, manager, payoff contact, or reinvestment-fee status (§57-8a-105(2) to (5)). The consequence is not a fee, it is collections: during any period of noncompliance no assessment lien may arise, and the association may not enforce an existing lien (§57-8a-105(6)). Liens revive when the association re-registers, but a lien is permanently extinguished if the lot is conveyed to an independent third party while the association is out of compliance. For a self-managed board, an expired registration is therefore a direct write-off of delinquent dues, and the renewal belongs on the annual operations calendar. Utah also now has an Office of the Homeowners’ Association Ombudsman in the Department of Commerce, staffed by attorneys with community-association expertise (13-79-102, enacted 2025). On request it analyzes complaints about statutory violations and issues public advisory opinions (13-79-103, current text effective 2026-05-06). Its limits matter as much as its powers: it cannot represent anyone, cannot interpret your governing documents or judge whether a rule is reasonable, forms no attorney-client relationship, and its opinions are generally not admissible in court or arbitration. Treat it as a free, published second opinion on statute, not as a regulator that will enforce anything for you.

Hawaii

Condominiums: Hawaii Revised Statutes ch. 514B; planned community associations: HRS ch. 421J. All cited sections read in full at primary text depth 2026-07-27 on the official Hawaii State Legislature statute site (capitol.hawaii.gov). Read the regime line first: Hawaii’s detailed reserve and records law is in the condominium chapter, and a Hawaii planned-community HOA is governed by the much shorter ch. 421J instead. Applying the wrong chapter is the most common Hawaii mistake we see in general-purpose HOA content.

• Reserves, condominiums: the 50% floor. §514B-148 requires the annual budget summary to disclose the replacement reserve balance, the estimated replacement reserves assessments based on a reserve study, how they were computed, the preparer’s identity, qualifications, and conflicts, any component omitted from the study and why, planned increases across the 30-year plan, and whether last year’s actual reserve assessments fell short of the study, by how much, and what that does to future assessments. If the study was not prepared by an independent reserve study preparer it must be reviewed by one at least every three years. The operative funding rule is §514B-148(b): the association must assess owners to fund at least 50% of estimated replacement reserves, or 100% if it uses a cash flow plan, and must actually collect what it assessed. Reserves are computed component by component, with a separate designated reserve for each part of the property whose capital expenditure or major maintenance will exceed $10,000 (smaller items may be aggregated). §514B-148(f) makes these requirements override the declaration and bylaws, except where the documents demand more reserve funding. Two more provisions belong on a treasurer’s wall: the board may not exceed the adopted annual operating budget by more than 20% absent an emergency or a majority owner vote, and any overage assessment not owner-approved requires a written board resolution of necessity distributed with the notice of assessment (§514B-148(e)); and any unit owner has standing to sue for an injunction to force compliance (§514B-148(g)). Note the safe harbor: a good-faith effort to calculate the reserve estimate is not actionable merely because the estimate proves wrong (§514B-148(d)).
• Reserves, planned communities: no mandate. Chapter 421J has no reserve-study or reserve-funding section at all. We verified this against the official chapter section list, which runs from §421J-1 to §421J-17 with no fiscal-reserve provision; ch. 421J’s money sections cover assessment-increase notice (§421J-9), the assessment lien (§421J-10.5), and collection from tenants (§421J-10.6). A Hawaii planned-community board therefore sets reserves by fiduciary judgment and its own declaration, the way a Texas or Arizona board does. This is a negative claim about the chapter’s structure, not a promise that no other law or county requirement touches your reserves.
• Records: condominium owners get the most current financial statement at no cost or on 24-hour loan, and approved board minutes for the current and prior year either on 24-hour loan or transmitted within 15 days of a request by the medium the owner chose (§514B-154(a)). Financial statements, general ledgers, receivable and payable ledgers, check ledgers, insurance policies, contracts, invoices, and delinquencies of 90 days or more are open for examination, subject to a good-faith affidavit and owner payment for administrative time beyond eight hours a year (§514B-154(b)). Election materials, proxies, tally sheets, ballots, check-in lists, and the certificate of election, may be examined only after the meeting and only if requested within 30 days; they may be destroyed 90 days after the meeting unless the election is contested (§514B-154(c)). Other documents go through a written request the board must grant or refuse in writing, with an explanation, within 30 calendar days (§514B-154(f)), copying fees are capped at $1 per page (§514B-154(j)), and a managing agent may destroy records older than five years, seven for tax records, only after 60 days written notice with an itemized list to the board (§514B-154(h)). Knowingly falsifying, altering, or concealing association books is prohibited outright (§514B-154(i)). Planned communities get a close parallel in §421J-7, with two differences worth noting: minutes must be maintained for at least five years, and the board has 60 calendar days, not 30, to authorize or refuse a request for other documents, subject to seven enumerated withholding categories.
• Meetings: both regimes require open board meetings. For condominiums, all board meetings other than executive session are open to members, who may participate in deliberation under owner-participation rules the board adopts and publishes; executive session is limited to personnel, litigation, attorney-client privilege, and negotiating contracts, leases, and commercial transactions, and its general nature must be announced in open session first. Meetings follow Robert’s Rules of Order Newly Revised, remote participation counts as presence, the board must meet at least once a year, and notice must be posted in prominent locations 72 hours ahead with a list of expected agenda items. Directors may not vote by proxy, and a director with a conflict of interest, meaning a direct personal or pecuniary interest not common to other members, may not vote and must disclose it on the record before the vote (§514B-125). Planned-community boards operate under the same open-meeting, executive-session, no-proxy, and conflict-disclosure structure in §421J-5, plus a rule this hub has seen in only a few states: the minutes must record the vote of each board member present on every motion except in executive session (§421J-5(g)). Connecticut has the same duty. Our meeting minutes template includes a per-member roll-call block for exactly this situation.
• Elections and owner meetings: associations must meet at least once a year, run meetings under Robert’s Rules, and give at least 14 days notice by hand delivery, U.S. mail, or, at the owner’s written option, email, stating date, time, place, and the agenda items, including the general nature and rationale of any proposed declaration or bylaw amendment and any proposal to remove a director (§514B-121(a) to (d)). A petition of 25% of owners compels a special meeting, and if the secretary or managing agent does not send notice within 14 days the petitioners may set and notice the meeting at the association’s expense; the meeting must occur within 60 days of the petition (§514B-121(c)). Electronic meetings, electronic voting, and mail voting are available during a declared emergency, or when authorized by a special meeting rule, or by written consent or majority vote taken three to eighteen months before use, or where the documents already allow it, with a 60-day voting deadline and reasonable voter verification (§514B-121(e)). Planned communities use the same 14-day notice rule, and their notice must additionally state any proposal for a special assessment unless the governing documents already authorize it (§421J-3.5(b)); note §421J-3.5 governs association meetings only, not board or committee meetings. Hawaii also regulates proxies in unusual detail: a proxy is valid for one specified meeting, must reach the secretary or managing agent by 4:30 p.m. two business days before, must carry the association name, meeting date, printed name and signature, unit, and date, and a standard association proxy form must offer four checkboxes (quorum only, a named individual, the board as a whole, or the directors present sharing equally); a form returned with no box or more than one checked counts for quorum only. A board that plans to spend association funds distributing proxies covering director elections must post notice 21 days ahead, and if any owner requests nomination within seven days, mail every owner either a proxy naming all such candidates with their statements or a candidate list and statements (§421J-4). Managing agents and resident managers may not solicit proxies for their own use, or vote them except for quorum.
• Oversight: Hawaii is one of the few states with a real condominium regulator. Every project or association with more than five units must maintain a fidelity bond and register with the Real Estate Commission in the Department of Commerce and Consumer Affairs on a biennial cycle ending June 30 of each odd-numbered year, paying an application fee, a registration or reregistration fee, and a condominium education trust fund fee; a new association registers within 30 days of its first meeting, and missing the deadline means being treated as a new applicant plus a penalty equal to the registration fee (§514B-103(a)). Changes to the registration must be reported promptly in writing. The enforcement hook is severe: an association that fails to register, or whose registration is rejected or terminated, has no standing to maintain any action or proceeding in Hawaii courts until it registers, although it may still defend itself and its contracts remain valid (§514B-103(b)). Like Utah’s lien suspension, this converts a clerical lapse into a collections problem, so put the biennial renewal on your calendar. Planned-community disputes instead route to mediation under §421J-13.

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Sources & maintenance: each row above traces to a state source log that records the citation, official source URL, verification depth (primary text fetched vs. secondary), and access date for every claim; the verification date for each state is stated in its section. Rows are rechecked after major legislative sessions, and changes are listed on the updates page. Statutes summarized here interact with your governing documents and with each other, when a decision matters, read the current text at the linked official source and hire a licensed attorney in your state. See also: the reserve study guide, the reserve calculator, meeting templates, the state-by-state records-turnover rules for boards leaving a management company, and the complete guide.