HOA Laws by State: Comparison Table of Reserve, Records, Meeting and Election Rules (49 States)
Last verified: October 29, 2026 · See updates
This table assumes the act applies to you. In twelve states it may not. Vermont, West Virginia, Kansas, Alaska, Idaho, New Mexico, Nebraska, Louisiana, Alabama, Montana, Iowa and South Dakota each set a size, an age or a dormancy line that decides whether the statute binds an association at all. When your state’s HOA law does not apply to you gives the threshold, the statute text and what still applies for each of the twelve. Check it before you rely on a row below.
This table puts 49 states side by side: the 22 states on our state requirements hub plus New York, Massachusetts, Indiana and Wisconsin, added September 11, 2026, Missouri, Kentucky, Delaware and New Hampshire, added September 13, 2026, Rhode Island, Vermont, Maine and Louisiana, added September 14, 2026, Oklahoma, West Virginia, Nebraska and Arkansas, added September 17, 2026, Idaho, New Mexico and Alabama, added September 18, 2026, Alaska, Kansas and Wyoming, added September 19, 2026, Iowa, Montana, North Dakota and South Dakota, added September 20, 2026, and Tennessee, added September 21, 2026, all twenty seven researched directly for this table from the official statute text. Each row answers the same questions: whether a reserve study is required, the funding rule, how fast records must be produced, how meetings are noticed and opened, how elections run, and who oversees associations. Every cell restates the statute as read on the official legislative site and nothing more. The small § link in each cell goes to the official source, with the citation underneath. Where a cell says Not tracked, we have not yet verified that point to citation depth, so we do not guess. Your declaration and bylaws can be stricter than the statute and usually are. This is education, not legal advice; read the current text and consult a licensed attorney in your state before acting. One note on the Arkansas row: Arkansas is the only state here with more blank cells than filled ones, because the state publishes its own code text online only through a commercial publisher behind a script wall, so the cells we can fill are the ones covered by the enrolled text of Act 516 of 2025 on the General Assembly's own site. We would rather leave four cells honest than fill them from a reprint.
49 of 49 states shown
Legend: s = secondary source: the hub records this point at framework depth, from agency guidance, or from a source other than the statute text itself, so read the linked text before relying on it. Cells without the marker were verified at primary statute text. Not tracked = not yet verified to citation depth. § = official source link. Currency: each row shows the date of its latest verification pass.
| State | Reserve study required | Reserve funding rule | Records access deadline | Meeting notice | Open meeting rule | Election rule | Fines or lien note | Oversight body | Last verified |
|---|---|---|---|---|---|---|---|---|---|
| California CA | Yes: visual-inspection reserve study at least every 3 years where component value is at least half the gross budget; annual review §Cal. Civ. Code sec. 5550 | Disclosure-based, with a deadline and a numeric cap. The association distributes an annual budget report 30 to 90 days before its fiscal year ends (sec. 5300(a)). The report carries a reserve summary prepared under sec. 5565 and a summary of the board’s reserve funding plan, with notice that the full study is free on request. It must also say whether the board has decided to defer repair of any major component with 30 years or less of remaining life. A second statement covers whether the board expects a special assessment, with its amount, start date and duration (sec. 5300(b)). The reserve summary counts only assets held in cash or cash equivalents and must be printed in boldface. Per component it gives the estimated replacement cost, remaining life and useful life. It then gives the cash reserves needed, the cash set aside, the percent funded, and the funding deficiency per unit (sec. 5565). The cap a board can miss: a reserve calculation may not assume a return on cash reserves more than 2 percent above the discount rate the Federal Reserve Bank of San Francisco published at the time the calculation was made (sec. 5300(b)(7)). The Assessment and Reserve Funding Disclosure Summary, whose wording the statute prints, must accompany every annual budget report (sec. 5570(a), (b)(3)). A component with more than 30 years of remaining life may be left out of the reserve calculation only if the study and the summary both say so (sec. 5570(b)(2)). Secs. 5300, 5565 and 5570 read at full text 2026-10-14. §Cal. Civ. Code secs. 5300(a), (b), (b)(7), 5565, 5570(a), (b)(2), (b)(3) | 10 business days for current-fiscal-year records, 30 calendar days for the previous two fiscal years. Source link corrected 2026-10-12; see updates §Cal. Civ. Code sec. 5210(b) | At least 4 days before a board meeting, 2 days if it is held solely in executive session, none for an emergency meeting; the notice must contain the agenda (sec. 4920 read at full text 2026-10-12) §Cal. Civ. Code sec. 4920 | Open meetings with member comment; board business restricted to noticed meetings; executive session limited to specified topics §Cal. Civ. Code secs. 4900-4955 | Secret ballot is mandatory for 4 things whatever the bylaws say: electing and removing directors, assessments that need a member vote, amending the governing documents, and granting exclusive use of common area. A board seat goes to an election when the term expires and at least once every 4 years (sec. 5100). The association appoints 1 or 3 independent inspectors of elections. An inspector may be a member, but not a director, a candidate, a relative of either, or anyone the association pays for other work (sec. 5110). Ballots go out in 2 preaddressed envelopes, mailed or delivered at least 30 days before the voting deadline. Confidentiality copies the county vote-by-mail method: the unsigned ballot seals in an inner envelope, which seals in an outer envelope the voter signs (sec. 5115(c)). Two further 30-day notices run first, one for the nomination procedure and deadline, one for the ballot return address and time, the candidate list and the counting meeting (sec. 5115(a), (b)). A board may now adopt an operating rule to vote by electronic secret ballot, but not on a regular or special assessment (sec. 5105(i), added by AB 2159 of 2024). If your documents require a quorum and the election misses it, the association may reconvene at least 20 days later, where the quorum to elect directors is 20 percent voting in person, by proxy or by secret ballot. That rule does not apply if your documents already set a quorum below 20 percent (sec. 5115(b)(6)). Article 4 read at full text 2026-10-14; the electronic ballot rule and the 20 percent reconvened quorum were not here before, see updates. §Cal. Civ. Code secs. 5100, 5105(i), 5110, 5115(a)-(c), (b)(6) | Not tracked | No agency enforces the Davis-Stirling Act against your board and California has no HOA ombudsman, so a member’s route is internal dispute resolution (sec. 5900), alternative dispute resolution and the courts. ADR is a prerequisite to an enforcement action in superior court, but only where that action is solely for declaratory, injunctive or writ relief, or carries damages inside the small claims limits (sec. 5930(b)). It does not apply to a small claims action, and it does not apply to an assessment dispute, which is the action a board brings to collect (sec. 5930(c), (d)). California does not license community association managers either. Bus. and Prof. Code sec. 11501(a) says a manager “may not be required to obtain a real estate or broker’s license”, and sec. 11502 sets only what a person must have done to be called a certified common interest development manager, so no state body takes a board’s complaint about one. The state does put one duty on your association: incorporated or not, it must give the Secretary of State its identifying information on a prescribed form for a fee of up to $30 (sec. 5405(a)), biennially (sec. 5405(b), Corp. Code sec. 8210(a)), and report a change of onsite office or responsible officer within 60 days (sec. 5405(c)). An incorporated association that misses the initial or biennial filing loses its rights, privileges and powers as a corporation and is penalized as under Corp. Code sec. 8810, which means a delinquency notice, then certification to the Franchise Tax Board and a $50 penalty if nothing is filed within 60 days (sec. 5405(d), Corp. Code sec. 8810(a), (b)). The only agency with a role acts before your board exists, since the Real Estate Commissioner examines the subdivision and issues the public report that authorizes the sale of its lots (Bus. and Prof. Code sec. 11018). Sections read at statutory text 2026-10-17. Corrected 2026-10-17: this cell described the Secretary of State as collecting biennial filings and omitted that the filing is the association’s own duty and that missing it suspends corporate powers; see updates. §Cal. Civ. Code secs. 5405, 5900, 5930; Corp. Code secs. 8210, 8810; Bus. and Prof. Code secs. 11018, 11501, 11502 | 2026-10-17 |
| Florida FL | Condos 3+ stories: structural integrity reserve study (SIRS) at least every 10 years per building by licensed engineer, architect or reserve specialist §Fla. Stat. sec. 718.112(2)(g) | SIRS reserves may use pooled or cash-flow funding (Ch. 2025-175); willful failure to complete a SIRS is a breach of fiduciary duty §Fla. Stat. sec. 718.112(2)(g); Ch. 2025-175 | HOAs: 10 business days from written request, then rebuttable presumption of willful noncompliance and $50/day minimum damages up to 10 days §Fla. Stat. sec. 720.303(4)-(5) | Condos: agenda posted at least 48 continuous hours ahead; 14 days for meetings on assessments or rule changes §Fla. Stat. sec. 718.112(2)(c) | Condo board meetings open to owners; HOA parallel at sec. 720.303(2) §Fla. Stat. sec. 718.112(2)(c) | Condos: written ballots; first notice 60 days before the election, candidate notice 40 days; electronic voting authorized (verify timeline in current text)s §Fla. Stat. secs. 718.112(2)(d), 718.128 | Not tracked | DBPR Division of Condominiums plus the Condominium Ombudsman (election monitors); chapter 720 HOAs have far more limited oversights §Fla. Stat. secs. 718.501-718.5012 | 2026-08-27 |
| Texas TX | No, and the applicability line decides which chapter a board reads. Chapter 209, the Texas Residential Property Owners Protection Act, does not apply to a condominium as defined by section 81.002 or 82.003, so a condominium board works from chapter 82 and an HOA board from chapter 209. Neither chapter requires a reserve study or a reserve analysis, and the phrase reserve study appears nowhere in either one. The word reserve appears twice in the whole of chapter 209, once in the development period definition and once in a sentence allowing an enforcement policy to reserve the board authority to vary a fine, and neither is a reserve fund. Chapter 82 applies to condominiums whose declaration was recorded on or after January 1, 1994. For older condominiums only the sections listed in 82.002(c) apply, a list that includes the assessment lien and the resale certificate but not the assessment section permitting reserve accumulation. §Tex. Prop. Code 209.003(d); 82.002(a), (c); chs. 82 and 209 (no reserve study section) | None mandated, and the only statutory reserve language for a condominium is permissive: a declaration may allow the accumulation of reserve funds for an unspecified period to provide for any anticipated expense of the condominium. What Texas does require is disclosure at resale. A condominium resale certificate must contain the current operating budget and balance sheet and must state the capital expenditures approved by the association for the next 12 months and the amount of reserves, if any, for capital expenditures, including the portions of those reserves designated for a specified project. The words if any carry the weight, because the certificate reports a balance and creates no duty to hold one. The association must furnish the certificate not later than the 10th day after it receives a written request from the unit owner, and if it misses that the selling owner may give the purchaser a sworn affidavit in its place. Section 82.157 reaches condominiums recorded before January 1, 1994; section 82.112 does not. Chapter 209 sets no budget adoption procedure, no owner vote on a budget and no reserve contribution for an HOA. §Tex. Prop. Code 82.112(f); 82.157(a), (a)(4), (a)(5), (a)(13), (b); 82.002(c) | Certified mail in, 10 business days out. An owner, or an agent, attorney or certified public accountant the owner designates in a signed writing, sends the request by certified mail to the address on the most current management certificate, describing the records in sufficient detail. On or before the 10th business day after receiving it the association must produce the records or, where an inspection was requested, send written notice of dates during normal business hours when the owner may inspect them. An association that cannot meet that deadline must say so in writing and name a date no later than the 15th business day after that notice. The board must adopt a records production and copying policy, recorded as a dedicatory instrument, whose charges may cover reasonable materials, labor and overhead but may not exceed the rates set for an item under 1 T.A.C. section 70.3. An association of more than 14 lots must also adopt a document retention policy meeting statutory minimums: governing documents permanently, financial books and records seven years, account records of current owners five years, contracts with a term of a year or more four years after the term expires, owner and board minutes seven years, and tax returns and audit records seven years. An owner refused access may petition the justice of the peace, who may order release, award court costs and attorney fees, or authorise the owner to deduct those amounts. §Tex. Prop. Code 209.005(c), (e), (f), (i), (m), (n) | Two routes, and the board picks one. Members must be given notice of the date, hour, place and general subject of a regular or special board meeting, including a general description of anything to be deliberated in executive session. That notice is either mailed to each owner not later than the 10th day and not earlier than the 60th day before the meeting, or given at least 144 hours before a regular board meeting and at least 72 hours before a special board meeting by posting it conspicuously on association common property, on consenting private property in the subdivision, or on an association website available to members, and by email to each owner who has registered an email address with the association. Posting and email go together on the second route; posting alone is short of the statute. Keeping a current email address registered is the owner duty, not the association duty. Chapter 209 does not reach condominiums, so these are HOA clocks. §Tex. Prop. Code 209.0051(e), (f); 209.003(d) | Open, with seven named exceptions. Regular and special board meetings must be open to owners, subject to the board right to adjourn and reconvene in closed executive session to consider actions involving personnel, pending or threatened litigation, contract negotiations, enforcement actions, confidential communications with the association attorney, matters involving the invasion of privacy of individual owners, or matters to remain confidential by request of the affected parties and agreement of the board. Anything outside that list belongs in the open part of the meeting. Following an executive session any decision made there must be summarized orally and placed in the minutes in general terms, and the oral summary must include a general explanation of expenditures approved in executive session. Chapter 209 does not reach condominiums. §Tex. Prop. Code 209.0051(c); 209.003(d) | One voting method, not three, is the Texas default. Unless a dedicatory instrument provides otherwise, an association is not required to provide an owner with more than one voting method, and the owner must be allowed to vote by one of absentee ballot, proxy or electronic ballot. A vote must be in writing and signed by the member when it is cast outside a meeting, in an election to fill a board position, on adopting or amending a dedicatory instrument, on a proposed increase in a regular assessment or the adoption of a special assessment, or on removing a board member. Written and signed ballots are not required for uncontested races, and electronic votes cast under 209.00592 count as written and signed. Secret ballots are optional: an association may adopt rules to allow them, and if it does it must reasonably ensure that no member casts more votes than the member is eligible to cast, that every eligible vote is counted, and that each board candidate may name one observer of the count who is not entitled to see who cast any ballot. Corrected October 26, 2026: this cell previously said Texas requires absentee, electronic and proxy voting and ballot secrecy in contested elections. Section 209.00592(a-1) requires only one of the three methods and section 209.0058(d) makes secret ballots optional. See Updates. Any owner may demand a recount within 15 days of the meeting or of the announcement of the result, in writing by verified mail, by signature confirmation or in person. The association must invoice the estimated cost within 20 days, the owner must pay within 30 days of the invoice or the demand is treated as withdrawn, and the recount must be completed and reported within 30 days of payment, with the cost refunded within 30 days if the recount changes the result. The recounter must be independent of the board and is a current or former county judge, county elections administrator, justice of the peace or county voter registrar, or a person both sides agree on. §Tex. Prop. Code 209.00592(a), (a-1); 209.0058(a), (c), (d); 209.0057(b) to (d) | Both exist, and both run on notice. An association authorised by its dedicatory instrument to levy a fine must adopt an enforcement policy listing the general categories of restrictive covenants it will fine for, a schedule of fines for each category, and information about hearings. Before suspending common area use, suing, charging for property damage, levying a fine or reporting a delinquency to a credit reporting service, it must give the owner written notice by certified mail describing the violation, stating any amount due, naming a reasonable date to cure a curable violation, and telling the owner of the right to request a hearing on or before the 30th day after the notice was mailed. The hearing must be held within 30 days of the request on at least 10 days notice of the date, and either side may take one postponement of up to 10 days. Payments are applied in a fixed order, delinquent assessments first and fines fifth, so an owner cannot be held delinquent by having a payment absorbed by a fine. An association of more than 14 lots must offer a payment plan of at least three months and need not extend one beyond 18 months. On the lien side an HOA must send a first notice of delinquency by first class mail or email, then a second by certified mail on or after the 30th day after the first, and may not file the assessment lien before the 90th day after that second notice. Foreclosure then needs a court order in an expedited foreclosure proceeding, an association may never foreclose on a debt consisting solely of fines or of attorney fees associated solely with fines, and the owner or a lienholder of record may redeem within 180 days of the notice of sale. For a condominium the lien is created by recording the declaration and needs no separate filing, but it is no super priority lien: it yields to a first vendor lien or first deed of trust recorded before the assessment became delinquent, so zero months stand ahead of the mortgage. A condominium association also may not foreclose for fines alone, and redemption there is 90 days. §Tex. Prop. Code 209.0061; 209.006(a), (b); 209.007(c); 209.0062(a) to (c); 209.0063(a); 209.0094(d) to (f); 209.009; 209.0092(a); 209.011(b); 82.113(b), (c), (e), (g) | No regulator, but one state registry with a financial penalty behind it. Texas has no agency that registers, audits or regulates associations and no ombudsman. The one state filing is the management certificate: an association must record it in each county where any part of the subdivision sits and must also file it electronically with the Texas Real Estate Commission, not later than the seventh day after filing it for recording. The commission collects it only to make the data public on a website, so this is a register and not supervision. The penalty is financial. An owner is not liable for attorney fees incurred in collecting a delinquent assessment, or for interest on that assessment, where the fees were incurred or the interest accrued during a period when the certificate was not recorded with the county clerk or filed with the commission. Enforcement otherwise is private, and the forum is wider than a district court: an owner may bring an action for a violation of chapter 209, any violation, in the justice court of a precinct in which all or part of the subdivision is located. Corrected October 26, 2026: this cell previously limited justice court jurisdiction to some records and meeting violations, and section 209.017 reaches any violation of chapter 209. See Updates. §Tex. Prop. Code 209.004(a), (b-1), (e); 209.017 | 2026-10-26 |
| Arizona AZ | No statutory reserve study or funding mandate (negative claim, ARS Title 33) §ARS Title 33 (chs. 9, 16) | None mandated; financial disclosures occur at resales §ARS secs. 33-1806, 33-1260 | 10 business days; no charge to review; copies capped at 15 cents per page; limited withholding categories §ARS sec. 33-1805 | 48-hour notice of board meetings §ARS sec. 33-1804 | Board and scheduled committee meetings open; members may speak once per agenda item and record; closed session limited to 5 topics §ARS sec. 33-1804 | No proxies after declarant control ends; in-person and absentee voting required; ballots and sign-in sheets retained at least 1 year §ARS sec. 33-1812 | Not tracked | Petition process at the Department of Real Estate, heard by the Office of Administrative Hearings; filing fee; ADRE does not otherwise regulates §ARS sec. 32-2199.01 | 2026-08-01 |
| Colorado CO | No study mandate for an existing association, and a new duty on the declarant from 2026. CCIOA makes your board adopt a written policy on reserves. The policy says when the association has a reserve study prepared for the parts of the community it maintains, repairs, replaces and improves. It says whether a funding plan exists for the work the study recommends, what the projected sources of that funding are, and whether the study rests on a physical analysis and a financial analysis. The same paragraph says an internally conducted reserve study is sufficient, so a small board may do the work itself (38-33.3-209.5(1)(b)(IX)). Nothing in article 33.3 makes an existing association commission a study or hire a professional. For a community still under declarant control the rule is new. Before control transfers to the association, the declarant must commission and pay for a reserve study of the common elements the association will maintain. The study must project costs over 30 years. It must be done by an independent reserve study professional who has no business relationship with or financial interest in the declarant and is not an affiliate of it (38-33.3-209.2, added by HB 26-1099, in force 2026-08-12). §C.R.S. secs. 38-33.3-209.5(1)(b)(IX), 38-33.3-209.2 | No funding level is set, and the law governs how reserves are invested, not how much you hold. CCIOA sets no minimum reserve balance and no required contribution. Your policy has to state whether reserves are funded; it does not have to fund them to any figure (38-33.3-209.5(1)(b)(IX)). A separate paragraph of the same section makes the board adopt a policy on the investment of reserve funds (38-33.3-209.5(1)(b)(VI)). Officers and directors who invest those funds are held to the standards in section 7-128-401 of the nonprofit code (38-33.3-303(2.5)). The audit thresholds sit in the same section and are higher than most small associations expect. An audit is required only when the association has annual revenues or expenditures of at least $250,000 and owners of at least one-third of the units ask for one. A review is required on a one-third owner request alone. Copies of either must be available to any owner within 30 days of completion (38-33.3-303(4)(b)(II) to (IV)). §C.R.S. secs. 38-33.3-209.5(1)(b)(VI), (IX); 38-33.3-303(2.5), (4)(b) | 30 calendar days, and three other clocks sit around it. The association must allow inspection or copying within 30 calendar days of a written request sent by certified mail, return receipt requested, with any permitted fees paid. Miss that and the association owes $50 a day, counted from the 11th business day after it received the request. The penalty runs to $500 or the owner’s actual damages, whichever is greater (38-33.3-317(4.5)). The association may require a written request describing the records with reasonable particularity at least 10 days before inspection. It may limit inspection to normal business hours, or to the next regularly scheduled board meeting if that meeting falls within 30 days of the request. It may not ask why you want the records (38-33.3-317(2)(a)). A payoff figure runs on its own clock. On written request delivered personally or by certified mail to the registered agent, the association has 14 calendar days to furnish a written statement of the unpaid assessments levied against a unit. If it does not, it loses the right to assert a lien for the amounts due at the date of the request (38-33.3-316(8)). A fourth clock applies from 2026-08-12 when an association parts with its management company. The former company has 45 days to deliver all association money, records, accounts, passwords and keys at no charge. It owes $250 for each business day it is late, and treble damages plus fees for a willful violation (38-33.3-317(9), added by HB 26-1099). Corrected October 30, 2026: this cell said the deadline was not tracked; C.R.S. 38-33.3-317(4.5) sets 30 calendar days and 38-33.3-316(8) sets 14. See updates. §C.R.S. secs. 38-33.3-317(2)(a), (4.5), (9); 38-33.3-316(8) | 10 to 50 days for an owner meeting, and no statutory period for a board meeting. Not less than 10 nor more than 50 days before any meeting of the unit owners, the secretary or the officer named in the bylaws has the notice hand delivered or sent prepaid by United States mail. It goes to the mailing address of each unit, or to another mailing address the owner designated in writing. The notice must also be posted physically in a conspicuous place where that is feasible and practicable, on top of any electronic posting or email. It must state the time and place and the items on the agenda. That includes the general nature of any proposed amendment to the declaration or bylaws, any budget changes, and any proposal to remove an officer or board member (38-33.3-308(1)). Owners meet at least once a year. A special meeting may be called by the president, by a majority of the board, or by owners holding 20 percent of the votes, or a lower percentage if the bylaws set one. Board meetings are different. Article 33.3 sets no advance notice period for them. It requires only that regular and special meetings of the board, or of any committee, be open to owners and that agendas be made reasonably available for examination (38-33.3-308(2)(a)). Your declaration or bylaws may add a board notice period. The statute does not. Corrected October 30, 2026: this cell said no notice period was tracked; 38-33.3-308(1) sets a 10 to 50 day window for owner meetings. See updates. §C.R.S. sec. 38-33.3-308(1), (2)(a) | Open to every owner, with a speaking right before the vote and six grounds to close the door. All meetings of the association and the board are open to every unit owner, and to anyone an owner designates in writing, whatever the declaration or bylaws say (38-33.3-308(2.5)(a)). Before the board votes on an issue under discussion, owners or their representatives must be allowed to speak on it, at a time the board picks. The board may set reasonable time limits. Where views oppose, it must let a reasonable number speak on each side (38-33.3-308(2.5)(b)). Executive session is limited to six subjects: employee and managing agent matters, legal advice on pending or imminent litigation and privileged matters, investigations of possible criminal misconduct, matters protected from disclosure by law, matters whose disclosure would be an unwarranted invasion of individual privacy, and review of any written or oral communication from legal counsel (38-33.3-308(4)). An owner who is the subject of a disciplinary hearing or a delinquency referral may ask for and receive the result of any vote taken (38-33.3-308(4)(e)). The chair must announce the general matter before going into executive session. No rule or regulation may be adopted there, and the minutes must record that an executive session was held and its general subject (38-33.3-308(5) to (7)). §C.R.S. sec. 38-33.3-308(2)(a), (2.5), (4) to (7) | Secret ballot for contested board seats, and CCIOA does not require an election policy. Votes for contested positions on the board must be taken by secret ballot, unless the governing documents elect the board through delegates. Any matter on which all owners may vote also goes to secret ballot at the board’s discretion, or when 20 percent of the owners present or represented by proxy ask for it and a quorum has been achieved (38-33.3-310(1)(b)(I)(A), (B)). Ballots must be counted by a neutral third party, or by volunteer owners selected in a fair manner at an open meeting by the chair or the person presiding. Those volunteers may not be board members, and in a contested board election they may not be candidates (38-33.3-310(1)(b)(I)(C)). Results are reported without names, addresses or other identifying information (38-33.3-310(1)(b)(I)(D)). A proxy is void if it is not dated or purports to be revocable without notice, and it terminates 11 months after its date unless it sets an earlier end (38-33.3-310(2)(b)). The responsible-governance policies the board must adopt cover conduct of meetings, but article 33.3 names no written election policy (38-33.3-209.5(1)(b)). None of the secret-ballot rules reach an association that includes time-share units (38-33.3-310(1)(b)(II)). Corrected October 30, 2026: this cell said a written election policy is required; article 33.3 contains no such requirement. See updates. §C.R.S. secs. 38-33.3-310(1)(b), (2)(b); 38-33.3-209.5(1)(b) | Fines are capped at $500 for a violation, and a fines-only debt can never be foreclosed. Before fining, your board needs a written policy on enforcement of covenants and rules that includes notice and hearing procedures and the schedule of fines (38-33.3-209.5(1)(b)(IV)). Late fees and fines may not be imposed on a daily basis (38-33.3-209.5(1.7)(b)(I)). For a violation the board reasonably determines threatens public safety or health, the owner gets written notice and 72 hours to cure, and after an inspection shows no cure the association may fine every other day (38-33.3-209.5(1.7)(b)(II)). For every other violation the association must send written notice by certified mail, return receipt requested, give the owner 30 days to cure, and inspect before fining. Total fines for that violation may not exceed $500, and the owner gets two consecutive 30-day cure periods before the association may take legal action (38-33.3-209.5(1.7)(b)(III)). Interest on unpaid assessments, fines or fees is capped at 8 percent a year, and the association may not charge for producing a statement of what an owner owes (38-33.3-209.5(8)(a), (b)). Every month the association must send each owner who has a balance an itemized list of the assessments, fines, fees and charges owed, by first-class mail and by email where it has the address (38-33.3-209.5(1.7)(c)). A payment goes to assessments first and to fines and fees second (38-33.3-316.3(4)). Referring a delinquent account to a collection agency or an attorney takes a majority of the board in a recorded vote at a meeting (38-33.3-209.5(1.7)(a)(II)). The lien covers assessments and fines, but only assessments can be foreclosed. Fines, fees, late charges, attorney fees and interest may sit in the statutory lien and are not subject to a foreclosure action under article 33.3 (38-33.3-316(1)(a)). The association also may not foreclose where the debt is only fines, or only the collection costs and attorney fees tied to fines (38-33.3-209.5(8)(c)). The lien ranks behind encumbrances recorded before the declaration, a first security interest recorded before the delinquency, and tax liens. Six months of common expense assessments based on the adopted budget take priority over that first security interest (38-33.3-316(2)). An installment can be liened 15 days after it falls due, but legal action waits until three monthly installments are missed (38-33.3-316(1)(b)). A judicial foreclosure for unpaid assessments also needs a written offer of an 18-month repayment plan at owner-chosen payments of at least $25, refused within 30 days or broken by three missed installments (38-33.3-209.5(7)(a)). The lien is extinguished unless enforcement starts within 6 years of the full amount falling due (38-33.3-316(5)). A dispute over assessments, fines or fees up to $7,500 can go to small claims court (38-33.3-209.5(9)). Corrected October 30, 2026: this column was empty and uncited; the statute caps total fines for one violation at $500. See updates. §C.R.S. secs. 38-33.3-209.5(1)(b)(IV), (1.7), (7)(a), (8), (9); 38-33.3-316(1), (2), (5); 38-33.3-316.3(4) | HOA Information and Resource Center (DORA) registers associations annually, tracks complaints and educates; does not regulate, mediate or enforce §C.R.S. secs. 12-10-801, 38-33.3-401 | 2026-10-30 |
| North Carolina NC | No statutory reserve study or funding mandate (negative claim, chs. 47F and 47C)s §NCGS chs. 47F, 47C | No funding mandate (negative claim)s §NCGS chs. 47F, 47C | Records reasonably available; free annual financial statement within 75 days of fiscal year end; unpaid-assessment statement within 10 business days §NCGS sec. 47F-3-118 | At least one meeting per year; 10 to 60 days notice stating agenda items; special meetings callable by president, board majority or 10% of owners §NCGS sec. 47F-3-108 | Owners get regular opportunities to attend and speak; Robert's Rules is the statutory default; amended by S.L. 2025-25 §NCGS sec. 47F-3-108 | Per bylaws plus the Planned Community Act, with the Nonprofit Corporation Act filling gaps; no secret-ballot mandate (framework depth)s §NCGS secs. 47F-3-103, 47F-3-110; ch. 55A | Not tracked | None; legislative study committees have not created one as of the verification dates §None (no state HOA agency) | 2026-08-01 |
| Virginia VA | Yes: reserve study at least once every 5 years, results reviewed annually with budget adjustments; amended 2024 c.324 §Va. Code sec. 55.1-1826 (condo parallel sec. 55.1-1965) | Where the study shows need, budget must include replacement cost, remaining useful life, current reserves and funding procedure §Va. Code sec. 55.1-1826 | Deadline not tracked; owners in good standing may examine and copy on written request; copying charges permitted; enumerated withholding (text not fetched)s §Va. Code sec. 55.1-1815 | Not tracked §Va. Code sec. 55.1-1816 | Board meetings open with notice; owners may record and must be given opportunity to comment; executive session limited (text not fetched)s §Va. Code sec. 55.1-1816 | Not trackedVa. Code Title 55.1 (POA and Condominium Acts) | Not tracked | CIC Ombudsman (DPOR): internal complaint procedure required; Notice of Final Adverse Decision within 30 days ($25 fee); CIC Board registers associations §Va. Code secs. 54.1-2354.2 to 54.1-2354.4, 55.1-1820.1 | 2026-08-01 |
| Washington WA | Yes: reserve study updated annually; independent professional with site visit every third year; already applies to pre-2018 associations via RCW 64.90.365(1)(h) §RCW 64.90.545-64.90.555; 64.90.365 | Study contents prescribed (component list, funding plan, percent funded); owners holding 20% of votes may demand a professionally prepared study §RCW 64.90.550-64.90.555 | 10 days notice (max 21 absent court order); mandatory redactions; reasonable fees; free annual copy of the owner list §RCW 64.90.495 | Not tracked §RCW 64.90.445 | Association and board meetings open except limited executive session; owner comment opportunity (text not directly fetched)s §RCW 64.90.445 | Not tracked §RCW ch. 64.90 | Not tracked | None; private enforcements §None (no state HOA agency) | 2026-09-01 |
| Illinois IL | Condos: no study mandate; annual budget must provide reasonable reserves, considering any independent reserve study §765 ILCS 605/9(c) | Reasonable reserves for capital expenditures and deferred maintenance; waivable only by 2/3 owner vote with disclosure (waiver detail not re-verified)s §765 ILCS 605/9(c) | Written request, generally within 10 business days; member list and ballots only for a purpose related to the association §765 ILCS 605/19 | 48-hour posted notice for board meetings; 10 to 30 days for membership meetings; board must meet at least 4 times a year §765 ILCS 605/18 | Board meetings open except enumerated closed-session topics; any owner may record open portions; no statutory owner comment right §765 ILCS 605/18 | Not tracked for condominiums; non-condo HOAs follow bylaws and CICAA (framework depth)s §765 ILCS 160 | Not tracked | Condominium and Common Interest Community Ombudsperson within IDFPR; associations must adopt written complaint policies §765 ILCS 615 | 2026-08-01 |
| Nevada NV | Yes: at least every 5 years by a qualified preparer, reviewed annually; summary filed with the Real Estate Division (Form 609) §NRS 116.31152 | Study reviewed annually with budget adjustments; funding level not tracked §NRS 116.31152 | Deadline not tracked; records available at the business office during business hours; copying charges capped; limited withholdings §NRS 116.31175 | Notice period not tracked; owner notice and agenda required; board must meet at least quarterly and at least once every 100 dayss §NRS 116.31083 | Owner comment periods; executive session limited; minutes and audio availability ruless §NRS 116.31083, 116.31085 | Secret written ballots counted in public; candidate solicitation and disclosure requirements; no quorum required for board electionss §NRS 116.31034 | Not tracked | Ombudsman for Owners in Common-Interest Communities (Real Estate Division) plus the Commission for Common-Interest Communities; mandatory association registration §NRS 116.625, 116.600 | 2026-07-31 |
| Georgia GA | No statutory reserve study or funding mandate (negative claim)s §O.C.G.A. 44-3-70 et seq.; 44-3-220 et seq. | No funding mandate (negative claim)s §O.C.G.A. 44-3-70 et seq.; 44-3-220 et seq. | Written notice at least 5 business days before inspection; accounting records and member list need a good-faith proper purpose; copies at costs §O.C.G.A. secs. 14-3-1601 to 14-3-1606 (Nonprofit Code) | Not tracked; no HOA-specific statute, bylaws and the Nonprofit Corporation Code governs §O.C.G.A. sec. 14-3-701 et seq. | No HOA or condo-specific open-meeting statute; meeting rules come from bylaws and the Nonprofit Corporation Codes §O.C.G.A. sec. 14-3-701 et seq. | Per bylaws and the Nonprofit Corporation Codes §O.C.G.A. Title 14, ch. 3 | From 1/1/2027 an unregistered association may not collect fines or fees, file or record liens, or initiate foreclosure (SB 406, Act 715) §SB 406 (Act 715, 2026); O.C.G.A. sec. 44-3-232 | None today; from 1/1/2027 Secretary of State registration and a State Board for Review of Complaints (SB 406, Act 715) §SB 406 (Act 715, 2026), Title 43 | 2026-08-24 |
| South Carolina SC | No reserve study requirement in the HOA Act (Title 27, ch. 30 reviewed in full) §S.C. Code sec. 27-30-110 et seq. | No funding requirement in the HOA Act §S.C. Code sec. 27-30-110 et seq. | Deadline not tracked; budget and membership-list access via the Nonprofit Corporation Act; governing documents must be recorded with the county §S.C. Code secs. 27-30-130, 27-30-150 | At least 48 hours notice before the meeting deciding an annual budget increase; does not apply to HOAs incorporated under the Nonprofit Act §S.C. Code sec. 27-30-140 | No general HOA open-meeting statute §S.C. Code sec. 27-30-140 | Per bylaws plus the Nonprofit Corporation Acts §S.C. Code Title 33, ch. 31 | Not tracked | Department of Consumer Affairs records complaints and publishes an annual report; expressly barred from regulating HOAs or arbitrating disputes §S.C. Code secs. 27-30-310 to 27-30-340 | 2026-08-01 |
| Ohio OH | No study mandate; condo budgets must include reserves adequate for major capital items unless owners waive annually or documents limit assessments §Ohio Rev. Code sec. 5311.081 | Reserves adequate to repair and replace major capital items without special assessments; annual majority written waiver or assessment-cap exception §Ohio Rev. Code sec. 5311.081 | Deadline not tracked; members examine and copy on reasonable board-set terms; records over 5 years old need board approval; withholding categories §Ohio Rev. Code secs. 5311.09, 5311.091 | Not tracked §Ohio Rev. Code chs. 5311, 5312 | No open-meeting statute; procedures come from declaration and bylaws read with chs. 5311 and 5312 (framework depth)s §Ohio Rev. Code chs. 5311, 5312 | Per bylaws read with chs. 5311 and 5312 (framework depth)s §Ohio Rev. Code chs. 5311, 5312 | Not tracked | None. Neither chapter creates a state agency, an ombudsman or an administrative complaint route, and both put enforcement in the courts. Under the planned community law, a violation of the declaration, bylaws or rules lets the association or any owner bring a “civil action for damages, injunctive relief, or both”, with court costs and reasonable attorney’s fees (sec. 5312.13). Under the condominium chapter the association “may sue or be sued as a separate legal entity” (sec. 5311.20), and an owner who believes an assessment charge was improper sues to discharge the lien in the court of common pleas for the county (sec. 5311.18). Chapter 5312 section list and all three sections read at the official code 2026-10-16. Citation link corrected 2026-10-16: it pointed at sec. 5311.081, the reserves section; see updates. §Ohio Rev. Code secs. 5312.13, 5311.20, 5311.18 | 2026-07-18 |
| Oregon OR | Yes for a planned community, and your board owes a fresh look every year. ORS 94.595(1) makes the declarant conduct an initial reserve study, prepare an initial maintenance plan and establish the reserve account, and 94.595(2)(a) makes the association keep a reserve account. Under 94.595(3)(a) the board then determines the reserve requirement annually, by conducting a study or by reviewing and updating the existing one. The statute lists five inputs: the opening balance for the current fiscal year, each item’s estimated remaining useful life, the estimated cost of maintenance, repair and replacement at the end of that life, the year’s inflation rate, and the return on any invested reserves. The maintenance plan must describe the work, schedule it, suit the size of the job and address warranties and useful life, and the board updates it as needed (94.595(4)). One carve-out matters for an older community: for a subdivision recorded before October 23, 1999, the study and maintenance plan duties do not start until the board adopts a resolution or a majority of owners petition, and then both are due within 1 year (94.595(5)). The condominium parallel is ORS 100.175, which reads the same except that the declarant establishes the account only if subsection (2) requires one. §ORS 94.595(1), (2)(a), (3)(a), (5); ORS 100.175(1), (2)(a) | Funded by assessments on the lots, and only a unanimous owner vote can switch it off. The account covers common property that will normally need major maintenance, repair or replacement in more than 1 and fewer than 30 years, exterior painting where the common property is painted, any other item the association is responsible to maintain, and anything the declaration or bylaws add. It need not cover items that can reasonably be funded from the general budget or other association accounts, or items that one or more but fewer than all owners maintain (94.595(2)(a)(A), (B)). Funding comes from assessments against the lots the reserves are established for, and unless the declaration says otherwise those assessments accrue for every lot from the date the first lot is conveyed (94.595(2)(d), (2)(e)). After reviewing the study the board may adjust the payments and add reserve items without any owner action (94.595(3)(b)). Stopping is harder than starting. Neither the board nor the owners may vote to eliminate reserve funding unless the board has determined the account will be adequately funded for the following year. After the turnover meeting the board may elect not to fund a year, but only with the approval of all owners (94.595(8)). Reserves may be spent only on what they were established for, and kept separate from other funds. After turnover the board may borrow from them for high seasonal demand on operating funds or an unexpected increase in expenses, but only under a resolution. It must then adopt a written repayment plan by the time it adopts the next budget (94.595(6)). Money paid in is association property and is not refundable to a seller or an owner (94.595(9)). §ORS 94.595(2)(a), (2)(d), (2)(e), (3)(b), (6), (8), (9) | 10 business days, and it is two separate clocks. On a written request from an owner the association has 10 business days to deliver a written statement of what that owner owes: regular and special assessments, fines and other charges, accrued interest, late payment charges, the rate at which interest accrues and the late charge rate or fixed amount (94.670(8)(a)). That duty lapses only while the association has a complaint on file against the owner and the case is pending (94.670(8)(b)). The second clock covers the documents the association has to keep ready to copy, and it is also 10 business days from a written request (94.670(10), (11)). Those documents are the declaration and bylaws with amendments or supplements in effect, the recorded plat if feasible, the current rules and regulations, the most recent annual financial statement, the current operating budget, the reserve study if there is one, and architectural standards and guidelines if there are any. Everything else is only reasonably available for examination, on a request made in good faith for a proper purpose, and no day count attaches to it. Seven categories may be withheld (94.670(9)): personnel and medical records of an identified person; contracts and other business transactions under negotiation; counsel communications on those matters and on existing or potential litigation or criminal matters; disclosures that would break the law; board or agent reports compiled for executive session; matters considered in executive session; and other owners’ files. The board may adopt reasonable rules on the frequency, time, place, notice and manner of inspection and charge a reasonable fee that may include personnel cost (94.670(12)). Retention: the period in ORS 65.771 or other applicable law, with turnover documents kept permanently and proxies and ballots for 1 year (94.670(1)). The annual financial statement is prepared and distributed within 90 days of the fiscal year end. An association assessing more than $75,000 a year has it reviewed by an Oregon certified public accountant within 300 days, unless 60 percent of owners vote annually to skip the review (94.670(4), (5), (7)). Corrected October 29, 2026: this cell said the deadline was not tracked; two 10 business day clocks are in the statute. See updates. Condominiums carry the same two clocks at ORS 100.480(8), (11). §ORS 94.670(1), (4) to (12); ORS 100.480(8), (10), (11) | Two clocks, and the board one applies only where owners live. Owner meetings run on a 10 to 50 day window. Not less than 10 or more than 50 days before any meeting called under the section, the secretary or the officer named in the bylaws has the notice hand delivered or mailed. It goes to each owner’s mailing address, or to an address the owner designated in writing, and to every mortgagee that asked for it. The notice must state the date, time and place and the items on the agenda, including the general nature of any proposed amendment to the declaration or bylaws, any budget changes and any proposal to remove a director or an owner-elected officer (94.650(4), (5)). Board meetings are different, and the limit is easy to miss. A day count applies only in a planned community where the majority of the lots are the principal residences of the occupants. There, notice of a meeting other than an emergency meeting must be posted on the property at least 3 days before it, or given by another method reasonably calculated to inform lot owners, including electronic notice under ORS 94.652 (94.644(6)). Elsewhere the statute sets no board meeting day count, so it comes from your bylaws. The association must hold at least 1 owner meeting each calendar year. A special meeting must be called on the written request of the percentage of owners the bylaws name, and the bylaws may not set that above 50 percent or below 10 percent. If they are silent the figure is 30 percent. Business at the meeting is confined to the stated purposes (94.650(1), (2)). If notice is not given within 30 days after the request is delivered, an owner who signed it may set the date, time and place and give the notice (94.650(3)). Electronic notice is allowed at the board’s discretion, but never for failure to pay an assessment, foreclosure of an association lien, or an action the association may take against an owner, and any owner may decline to receive it (94.652(1) to (3)). Corrected October 29, 2026: this cell said no notice period was tracked. See updates. Condominiums: the same 10 to 50 day window at ORS 100.407(4) and the same 3 day posting rule at 100.420(6). §ORS 94.644(6); 94.650(1) to (5); 94.652; ORS 100.407(4), 100.420(6) | Open by default, four grounds to close, and a vote in the open before and after. Every meeting of the board is open to owners’ attendance, though an owner has no right to participate unless the governing documents or the board provide one. The board may close a meeting and sit in executive session only to consult legal counsel, or to consider personnel matters including salary negotiations and employee discipline, negotiation of contracts with third parties, or collection of unpaid assessments. Except in an emergency it may not do so unless it votes for it in an open meeting. The presiding officer must state the general nature of what will be considered and, as precisely as possible, when and under what circumstances the deliberations can be disclosed. That statement, motion or decision goes in the minutes. A contract or action considered in executive session is not effective until the board reconvenes in an open meeting and votes to approve it, and that vote goes in the minutes as well. The requirements may not be circumvented by chance or social meetings or by any other means (94.644(1) to (3)). A meeting, for this section and for ORS 94.640, is a convening of a quorum of directors at which association business is discussed, which excludes a quorum convening to take part in litigation, mediation or arbitration (94.644(7)). An electronic meeting is allowed on three conditions (94.644(4), (5)). Every participating director can hear and speak to the others at the same time and has the materials needed to take part or vote. Everyone attending can hear all participating directors at once. And the notice states whether attendance may or must be electronic, the means used, and how owners may attend by telephone, internet or a physical location. A person taking part electronically counts as present for all purposes. Condominiums: ORS 100.420 in the same terms. §ORS 94.644(1) to (5), (7); ORS 100.420 | A ballot can replace a meeting, except four of them, and a secret ballot is opt in. Unless the declaration or bylaws prohibit or limit it, any action the association could take at an annual, regular or special meeting may be taken without a meeting if the association delivers a written ballot to every member entitled to vote. A written ballot may not substitute for the turnover meeting, the annual meeting of an association where more than a majority of the lots are the principal residences of the occupants, a meeting whose agenda includes a proposal to remove a director, or a special meeting the owners called under 94.650(2) (94.647(1)). Secrecy is not the default. The board must give owners at least 10 days notice before ballots are mailed or otherwise delivered. A secrecy envelope, a return identification envelope the owner signs and marking instructions become required only on a petition: at least 10 percent of the owners must ask the board for secrecy procedures at least 3 days before the scheduled mailing. That notice must state the general subject, the right to request secrecy, the date after which ballots may be distributed, the deadline for the petition and where to deliver it (94.647(2)). Every solicitation must state the number of responses needed to meet quorum and the percentage of votes needed to pass. The counting period ends on the earliest of three events: enough approving ballots, enough disapproving ballots to make approval impossible, or the stated date certain, which the board may extend by written notice before it passes (94.647(4), (5)). Electronic ballots by email, fax, posting on a website or another means the board accepts are allowed unless the declaration or bylaws prohibit them or provide other methods. A vote is effective when transmitted to the address or system the board designated, and it may not be revoked unless the documents or board rules allow it. The board may not use electronic ballots at all without procedures that keep the 94.647 secrecy process intact and keep the ballot secret where the documents require secrecy (94.661). Condominiums: ORS 100.425 for written ballots, with the same four exceptions, and 100.427 for the methods of voting, which include an absentee ballot at the board’s discretion and a proxy unless the documents provide otherwise. §ORS 94.647(1), (2), (4), (5); 94.661; ORS 100.425, 100.427 | Reasonable fines after notice and a hearing, and the fine sits inside the assessment lien unless your documents say otherwise. The association may impose charges for late payment of assessments and attorney fees related to collection, and, after giving written notice and an opportunity to be heard, levy reasonable fines for violations of the declaration, bylaws or rules. The charge or fine must rest on a schedule in the declaration or bylaws, or on a resolution of the association or its board, delivered to each lot or mailed to each lot or to the address the owner designated in writing (94.630(1)(n)). Oregon sets no dollar cap on a fine. Rules that cut off utility services paid from assessments, or access to recreational and service facilities, also require written notice and an opportunity to be heard before the board may suspend the benefit, and only until the violation is corrected (94.630(1)(m)). On unpaid assessments the association has a lien on the lot that includes interest, late charges, attorney fees, costs and other amounts imposed under the declaration, bylaws or another recorded governing document. It is prior to a homestead exemption and every other lien or encumbrance except tax and assessment liens and a first mortgage or trust deed of record (94.709(1)). Recording the declaration is record notice and perfection, so nothing further is recorded to create the lien. A notice of claim of lien must still be recorded in the county deed records before a foreclosure suit may proceed, verified by oath (94.709(2), (3)). It states the amount due after credits and offsets, the owner or reputed owner, the association, the lot description, and that later unpaid assessments keep accumulating with interest without further recording. The lien may be continued in force up to 6 years from the date the assessment is due, and foreclosure follows the construction lien procedure in ORS 87.010 as nearly as possible. The board may enforce it on the association’s behalf, and an action for a money judgment may be brought without foreclosing or waiving the lien (94.709(4), (7)). Unless the declaration or bylaws provide otherwise, fees, late charges, fines and interest are enforceable as assessments under the same section, which is how a fine reaches the lien (94.709(5)). First published October 29, 2026: this column read “Not tracked”. See updates. A condominium works the same way at ORS 100.405(4)(k) and 100.450, with one extra bar: the association may not maintain an action to foreclose the lien or to recover a money judgment for unpaid assessments unless its Condominium Information Report and Annual Report are designated current (100.450(4)(d)). §ORS 94.630(1)(m), (1)(n); 94.709(1) to (5), (7); ORS 100.405(4)(k), 100.450(4)(d), (5) | No state body enforces either act against your board, so governance enforcement is private, through the courts. A condominium association does have one state filing. The Real Estate Agency “receives the annual reports filed by condominium unit owners associations”, and the Annual Report fee is $25. The declarant files a $100 Information Report first, which sets the association’s annual due date. Planned community associations under ORS ch. 94 file nothing with the Agency, and the Agency publishes no complaint or dispute process for either type. Agency pages read 2026-10-16. Read at statutory text 2026-10-29, that filing turns out to decide whether a condominium board can collect. Under ORS 100.450(4)(d) the association may not maintain an action to foreclose its assessment lien, or to recover a money judgment for unpaid assessments, unless the Condominium Information Report and the Annual Report in ORS 100.250 are designated current. The declarant files the Information Report not later than 90 days after the declaration is recorded. The Annual Report is filed by the declarant until the turnover meeting and by the board every year after that, due on the anniversary of the Information Report filing. An amendment is due within 30 days of any change in the information (100.250(1)). The Agency designates a filing current once it meets ORS 100.260 and the fees are paid (100.255(1)). So a condominium board that has let the Annual Report lapse cannot collect through the courts until it is current, and a planned community board faces no equivalent bar. Corrected 2026-10-16: this cell said Oregon had no state agency, which was wrong for condominium associations; see updates. §Oregon Real Estate Agency, condominium unit owners associations; ORS 100.250(1), 100.255(1), 100.450(4)(d) | 2026-10-29 |
| Minnesota MN | Funding rule, not a formal study: replacement reserves in the annual budget, adequacy reevaluated at least every third year §Minn. Stat. sec. 515B.3-1141 | Reserves projected adequate per component remaining life; separate account; no borrowing for operating expenses; 30-plus-year items may be excluded §Minn. Stat. sec. 515B.3-1141 | Deadline not tracked; adequate records reasonably available to any unit owner; copy fee capped at cost or 25 cents/page up to 100 pages §Minn. Stat. sec. 515B.3-118 | 21 to 30 days before an annual meeting, 7 to 30 days before a special meeting; hand delivered or sent by US mail to each unit’s mailing address §Minn. Stat. sec. 515B.3-108 | Not tracked; sec. 515B.3-108 was read in full and sets notice and quorum but does not say whether meetings are open to unit owners §Minn. Stat. sec. 515B.3-108 | Per bylaws read with MCIOA and the Nonprofit Corporation Acts §Minn. Stat. ch. 515B | Not tracked | Common interest community ombudsperson in the Department of Commerce, established 2025: plain-language explanations of governing documents, resources and referrals, and informal mediation on request. It cannot investigate, order, fine or give legal advice, so enforcement of the act is still private §Minn. Stat. sec. 45.0137, subds. 2, 4, 5 | 2026-09-26 |
| Maryland MD | Yes, statewide: independent reserve study updated at least every 5 years; HOAs covered where component repair or replacement cost is at least $10,000 §Md. Real Prop. secs. 11-109.4, 11B-112.3; Corps. and Assns. sec. 5-6B-26.1 | Budget must fund the study's recommended amount, deposited by fiscal year end; initial-study catch-up within 5 fiscal years; two-thirds-vote hardship deviation §Md. Real Prop. secs. 11-109.2(c), 11B-112.2(d), 11B-112.3(f) | Both acts set day counts. On a written request to have copies of financial statements or minutes delivered, the association sends them by mail, electronic transmission or personal delivery within 21 days of receiving the request, where the statements or minutes were prepared in the 3 years immediately before it, and within 45 days where they were prepared earlier (secs. 11-116(c)(1)(ii), 11B-112(a)(1)(iii)). Inspection and copying of all books and records runs to a unit or lot owner, the owner’s mortgagee, and their authorized agents or attorneys, during normal business hours and after reasonable notice (secs. 11-116(c)(1)(i), 11B-112(a)(1)(i)). Records must first be made available no later than 15 business days after a unit or lot is conveyed by the developer or declarant and the new owner asks to see them (secs. 11-116(c)(2), 11B-112(a)(1)(ii)). A condominium keeps its records, insurance policies included, in Maryland or within 50 miles of the border, at a place the council designates (sec. 11-116(c)(1)(i)). Unit owners holding at least 5 percent of the units may require an independent CPA audit, once in any 12 months, at common expense (sec. 11-116(b)). Six categories may be withheld under both acts: personnel records other than individual pay, medical records, personal financial records, business transactions currently in negotiation, the written advice of legal counsel, and closed-meeting minutes unless a majority of a quorum of the body that met votes to unseal them (secs. 11-116(c)(3), 11B-112(a)(2)). The association may charge a reasonable fee and no other fee, copying charges may not exceed the limits in Title 7, Subtitle 2 of the Courts Article, and nothing may be charged for examining the financial statements in person where they are kept or for receiving them by electronic transmission (secs. 11-116(d), 11B-112(b)). Sections read at statutory text 2026-10-23. Corrected 2026-10-23: this cell read “Deadline not tracked” at framework depth and its source link pointed at sec. 11B-112.3, the reserve study section; see updates. §Md. Real Prop. secs. 11-116, 11B-112 | Two rules, one per act. A condominium council of unit owners holds a regular or special meeting on at least 10 and at most 90 days of written notice, delivered or mailed to the roster address, or sent electronically where sec. 11-139.1 is satisfied (sec. 11-109(c)(4)); a special board meeting is noticed as the bylaws provide, or electronically on the same condition (sec. 11-109(c)(5)); and no meeting may be held on shorter notice than the section requires (sec. 11-109(c)(1)). An HOA gets no day count: members are owed reasonable notice of every regularly scheduled open meeting (sec. 11B-111(2)). Where an HOA members’ meeting fails for want of a quorum, the additional meeting comes at least 15 days later and carries its own notice at least 10 days ahead, by delivery, mail, electronic transmission under sec. 11B-113.1, a newspaper published in the county, or the association’s website home page, and that notice must state the quorum and voting rules that then apply (sec. 11B-111(6)). Sections read at statutory text 2026-10-18. Corrected 2026-10-18: this cell read “Not tracked” and its source link pointed at sec. 11B-112.3, the reserve study section; see updates. §Md. Real Prop. secs. 11-109(c)(1), (4), (5), 11B-111(2), (6) | Open by default under both acts, with the same eight closed-session grounds. A condominium governing body meets openly at the time and place given in the notice or the bylaws except as sec. 11-109.1 allows (sec. 11-109(c)(6)), and an HOA’s board and committee meetings are open to members or their agents (sec. 11B-111(1)). A board may close a meeting only for matters pertaining to employees and personnel, the privacy or reputation of individuals in matters outside association business, consultation with counsel on legal matters, consultation on pending or potential litigation, investigations of possible or actual criminal misconduct, the terms of a business transaction still in negotiation where disclosure would hurt the association economically, a specific constitutional, statutory or court-imposed confidentiality requirement, or discussion of individual owner assessment accounts (secs. 11-109.1(a), 11B-111(4)). In closed session the board may neither act on nor discuss anything outside those grounds, and the minutes of the next meeting must carry the time, place and purpose of the closed meeting, the vote of each member by which it was closed, and the authority relied on (secs. 11-109.1(b), 11B-111(5)). Nothing in the condominium section lets a board withhold the terms of a legal agreement the association is party to (sec. 11-109.1(c)). Both acts require a comment period for owners, which may be limited to the agenda at a special or limited-agenda meeting, and at least one meeting a year whose agenda is open to any association matter (secs. 11-109(c)(7), 11B-111(3)). That comment duty does not reach a governing-body meeting held before the owners elect the board in a condominium or hold a majority of the votes in an HOA (secs. 11-109(c)(7)(i), 11B-111(3)(i)). Sections read at statutory text 2026-10-18. Corrected 2026-10-18: this cell stood at framework depth and its source link pointed at sec. 11B-112.3, the reserve study section; see updates. §Md. Real Prop. secs. 11-109(c)(6), (7), 11-109.1, 11B-111(1), (3) to (5) | Neither act sets a secret ballot, an inspector of elections or a ballot envelope procedure. Each leaves the mechanics to the governing documents and then protects the contest. For a condominium the bylaws govern administration and are recorded with the declaration, and they must express at least the form of administration, whether and how far the duties of the council of unit owners may be delegated to a board, manager or otherwise, and the powers, manner of selection and removal of them, along with the method of calling the unit owners to assemble, the attendance that constitutes a quorum, the manner of notifying owners of a proposed meeting and who presides (secs. 11-104(a), (b)(1), (3)); the council of unit owners is all unit owners and is itself a legal entity for all purposes (sec. 11-109(a), (b)). For an HOA three statutory rules bear on a contested election. A recorded covenant or restriction, a provision in a declaration, or a bylaw or rule may not restrict a lot owner from distributing written information about the operation of the association in any manner or place the governing body distributes its own written material, subject only to reasonable restrictions on the time of distribution, and door-to-door delivery of assessment information or of meeting notices does not count as a distribution when fixing that manner (sec. 11B-111.3(b), (c)). Lot owners may meet to consider and discuss the operation of the association in any common areas, or in any common-area building or facility the governing body uses for scheduled meetings, subject to reasonable rules the governing body adopts (sec. 11B-111.4). And where the association fails to fill vacancies on the governing body sufficient to constitute a quorum under its bylaws, three or more lot owners may petition the circuit court for the county to appoint a receiver, after mailing the governing body a notice describing the petition and the proposed action at least 30 days ahead and mailing a copy to the owner of every lot; a receiver may not reside in or own a lot in the development (sec. 11B-111.5). Neither sec. 11B-111.3 nor sec. 11B-111.4 applies before the lot owners other than the developer hold a majority of the votes. A quorum failure at an owners’ meeting is handled by sec. 11B-111(6), in the meeting notice column. Sections read at statutory text 2026-10-24. Corrected 2026-10-24: this cell read “Per governing documents read with the acts” at framework depth and its source link pointed at sec. 11B-112.3, the reserve study section; see updates. §Md. Real Prop. secs. 11-104, 11-109, 11B-111.3, 11B-111.4, 11B-111.5 | Not tracked | No Maryland agency registers, licenses, audits or regulates community associations, and there is no state ombudsman, but both acts route enforcement to the same office. A violation of the Condominium Act and a violation of the HOA Act are each within the enforcement duties and powers of the Division of Consumer Protection of the Office of the Attorney General as described in Title 13 of the Commercial Law Article, and that Division may adopt regulations to carry either act out (secs. 11-130(c), (d), 11B-115(c), (d)). Each act states that it provides minimum standards for the protection of consumers in the State, and a county or municipality may adopt its own consumer-protection law, ordinance or regulation to the extent and in the manner provided under Commercial Law sec. 13-103 (secs. 11-130(a), (e), 11B-115(b), (e)(1)). Where a board looks for that local law depends on which act applies: one expressly applicable to an HOA development must be forwarded within 30 days of its effective date to the homeowners association depository in the office of the clerk of the court for the county where the development is located (sec. 11B-115(e)(2)), while one expressly applicable to condominiums goes to the Secretary of State (sec. 11-130(f)). That depository sits in the clerk’s office in every county and in Baltimore City, kept as a document file separate from the land records, holding the names of all homeowners associations in the jurisdiction and every disclosure deposited, filed under the association’s name in a depository index, and open to the public for viewing and for copies during the clerk’s regular business hours; material in it is not recordation under Title 3 (sec. 11B-113). Sections read at statutory text 2026-10-24. This cell keeps its secondary marker for one part only: that Montgomery County and Prince George's County operate local commissions or dispute-resolution panels under that authority is not read at the county codes. Corrected 2026-10-24: the source link pointed at sec. 11B-112.3, the reserve study section; see updates.s §Md. Real Prop. secs. 11-130, 11B-115, 11B-113 | 2026-10-24 |
| Michigan MI | Funding floor, not a study: condo associations must maintain a reserve fund; administrative rule sets a floor of at least 10% of annual budget §MCL 559.205; Mich. Admin. Code R 559.511 | At least 10% of current annual budget, noncumulative, for major repairs and replacement only; bylaws must warn the floor may be inadequate §Mich. Admin. Code R 559.511 | Deadline not tracked; books, records, contracts and financials open to co-owners and mortgagees; CPA audit or review if revenue over $20,000 unless annual opt-out §MCL 559.157(2)-(3) | Not tracked §MCL ch. 559 | No open-meeting statute; procedures come from declaration and bylaws read with the Condominium Act (framework depth)s §MCL ch. 559 | Per bylaws read with the Condominium Act or Nonprofit Corporation Act (framework depth)s §MCL ch. 559 | Not tracked | No agency decides a governance dispute. LARA states it “has no authority to take complaints or enforce any requirements of the Condominium Act”, and that only a court can order an association to comply with the act, the rules and the bylaws. The act does name a state administrator, defined at MCL 559.103 as “the department of consumer and industry services or an authorized designee”, and MCL 559.205 lets that administrator set minimum reserve-fund standards by rule. The department that publishes the act’s handbook and notices today is LARA. For a complaint about a developer, LARA forwards it with a Notice of Available Remedies and says it cannot investigate further. LARA guidance and both sections read 2026-10-16. Corrected 2026-10-16: this cell said Michigan has no state agency, which understated the administrator the act names; see updates.s §LARA condominium FAQ (agency guidance); MCL 559.103, 559.205 | 2026-07-26 |
| Connecticut CT | No statewide study mandate; budget summary to owners must state reserve amounts and the basis for calculating and funding them §Conn. Gen. Stat. sec. 47-261e(a)(1) | Adequate reserves required; no fixed level; proposed budget is approved unless a majority of all unit owners votes to reject it §Conn. Gen. Stat. sec. 47-261e(a) | Owner requests on 30 days notice; association responds within 5 business days with two inspection dates; 11-item retention list §Conn. Gen. Stat. sec. 47-260 | Board meetings: 5 days notice, or 48-hour agenda for meetings on a published schedule; owner meetings 10 to 60 days §Conn. Gen. Stat. sec. 47-250 | Board meetings open except executive session (five purposes, no final vote there); minutes must record each member's vote §Conn. Gen. Stat. sec. 47-250(b) | Executive board required; composition, voting and elections follow bylaws read with CIOA (framework depth)s §Conn. Gen. Stat. secs. 47-245, 47-252 | Not tracked | No agency regulates your association. The Department of Consumer Protection states that its Real Estate Unit “does not hold hearings regarding condo complaints” and that “All complaints related to HOAs and condo regulations are addressed in court”. One state route does exist, and it covers your manager. A community association manager must hold a certificate of registration (Conn. Gen. Stat. sec. 20-451(a)), issued by the department on the authorization of the Real Estate Commission (sec. 20-453(a)), and the department takes complaints about registered managers. Both sections read at the official chapter text and the agency page read 2026-10-16.s §Conn. Dept. of Consumer Protection (agency guidance); Conn. Gen. Stat. secs. 20-451(a), 20-453(a) | 2026-07-26 |
| New Jersey NJ | Yes, statewide since Jan. 8, 2024: capital reserve study to CAI standards by credentialed specialist, engineer or architect; 5-year updates; under $25,000 assets exempt §N.J.S.A. 45:22A-44.2 (as amended by P.L. 2025, c.132) | Pre-2024 associations: fund per a study plan, or at 85% with 20-point bold owner notice, for at most five fiscal years after Aug. 21, 2025 §N.J.S.A. 45:22A-44.3(e) | No general records-inspection right in PREDFDA or the Radburn act; minutes available before the next open meeting; other sources not yet checked §N.J.S.A. 45:22A-46(a) | Adequate notice in the manner the bylaws prescribe; no statutory notice period for board meetings §N.J.S.A. 45:22A-46(a) | Board meetings open except working sessions and four exclusion categories; owner participation is at the board's discretion §N.J.S.A. 45:22A-46(a) | Notice 14 to 60 days with proxy and absentee ballots unless bylaws prohibit; candidates listed alphabetically; board terms capped at 4 years §N.J.S.A. 45:22A-45.2 | Not tracked | DCA Bureau of Homeowner Protection registers developments; states it does not police owner-controlled reserve compliance; civil enforcement §DCA Bureau of Homeowner Protection (PREDFDA) | 2026-09-01 |
| Pennsylvania PA | No study or minimum-funding mandate; budgets may include reserves; board manages reserve funds under the prudent-investor rule §68 Pa.C.S. secs. 5302(a)(2), 5303(a) | None prescribed; reserve funds may not be assigned or pledged; size left to the board's fiduciary judgment §68 Pa.C.S. secs. 5302(a)(17), 5303(a) | Records reasonably available; over 12 units: annual financial statements within 180 days of year end, copy to owner within 30 days of request §68 Pa.C.S. sec. 5316 | Annual meeting notice 10 to 60 days by hand or U.S. mail (electronic only with written consent or per bylaws); agenda lists budget changes §68 Pa.C.S. sec. 5308(a) | No open-board-meeting mandate; meetings may be recorded if announced; remote participation counts as attendance §68 Pa.C.S. sec. 5308 | Candidate session at least 7 days before a contested election on request (sec. 5308(d)); otherwise per bylaws and UPCA turnover rules (framework depth)s §68 Pa.C.S. secs. 5308(d), 5303 | Not tracked | No dedicated regulator; statutory ADR and complaints to the Bureau of Consumer Protection, including for missed annual financial statementss §68 Pa.C.S. secs. 5321, 5322, 5316(c) | 2026-07-26 |
| Utah UT | Yes: reserve analysis at least every 6 years, reviewed and updated at least every 3 years; board may prepare it itself; annual summary to owners §Utah Code sec. 57-8a-211 (condos sec. 57-8-7.5) | Budget must carry a reserve line item the board finds prudent; owners may veto it by 51% within 45 days; separate fund required §Utah Code sec. 57-8a-211(6)-(7) | 10 business days; $25/day from the 11th business day on core documents; $1,000 or actual damages in court after a 10-day cure notice §Utah Code sec. 57-8a-227 (eff. 2026-05-06) | Board meetings carry a day count; owner meetings do not. At least 48 hours before a board meeting the association gives written notice by email to each lot owner who has asked for notice, stating the time, date and location, and, where a board member may take part electronically, the information an owner needs to join the same way. Two exceptions: the meeting was already in a board meeting schedule given to that owner earlier, or it addresses an emergency and the board members themselves received notice less than 48 hours ahead (sec. 57-8a-226(2)). Chapter 8a sets no day count for a meeting of lot owners. Notice given by a method the Revised Nonprofit Corporation Act allows is fair and reasonable whether or not the association is a nonprofit corporation, and any other method is fair and reasonable only if the declaration, articles, bylaws or rules authorise it and it is fair and reasonable in all the circumstances (sec. 57-8a-214(1), (2)). Electronic notice, text message, email or the association website included, is available only where the governing documents provide for it, and a lot owner may require notice by mail by written demand (sec. 57-8a-214(3)). Sections read at statutory text 2026-10-24. Corrected 2026-10-24: the source link pointed at sec. 57-8a-211, the reserve analysis section; see updates. §Utah Code secs. 57-8a-226(2), 57-8a-214 | Open by default, with a hard remedy. Except for action taken without a meeting under sec. 16-6a-813, a board may act only at a board meeting (sec. 57-8a-226(1)). The meeting is open to each lot owner, or to the owner’s representative where that representative is designated in writing, and the board must give each owner a reasonable opportunity to comment, which it may confine to one time period during the meeting (sec. 57-8a-226(3)(a), (4)). Six closed-session grounds: legal advice from an attorney, ongoing or potential litigation, mediation, arbitration or administrative proceedings, a personnel matter, contract negotiations including review of a bid or proposal, a matter involving an individual where discussion is likely to cause undue embarrassment or violate a reasonable expectation of privacy, and a delinquent assessment or fine (sec. 57-8a-226(3)(b)). What is discussed in a session closed for litigation is not subject to discovery in a state civil action (sec. 57-8a-226(3)(c)). A board member may not avoid or obstruct the section, and nothing in it affects the validity of a board action (sec. 57-8a-226(5), (6)). Subsections (1) to (5) do not apply during the period of administrative control, except that the association must then hold one complying meeting each year and one each time it increases a fee or raises an assessment (sec. 57-8a-226(7)), and the section applies whatever the date of the association’s first recorded governing document (sec. 57-8a-226(8)). Remedy: after delivering a written notice that names each failure, demands compliance and sets a date at least 90 days out, and after that period passes without a remedy, an owner may sue for an injunction, for the greater of $500 or actual damages, or for other relief, with costs and reasonable attorney fees available to the prevailing party and an immediate compliance order available on motion after a hearing (sec. 57-8a-226(9)). Section read at statutory text 2026-10-24. Corrected 2026-10-24: the source link pointed at sec. 57-8a-211, the reserve analysis section; see updates. §Utah Code sec. 57-8a-226 | Chapter 8a sets no secret ballot, inspector of elections, ballot envelope or proxy procedure; no such section appears in the section lists of Part 2, Administrative Provisions, or Part 5, Association Board. What the chapter does set is who may serve and where the procedure has to be written down. A director must be a natural person at least 18 years old; the bylaws may prescribe further qualifications; the association may, through its governing documents or the board’s internal procedures, disqualify an individual convicted of a felony or who is a sex offender; and a director need not live in Utah or own a lot unless the bylaws require it (sec. 57-8a-501). The bylaws must state the number of board members, the title of each officer, the manner and method of officer election, each board member’s and officer’s qualifications, powers, duties and terms of office, the method of removing one, the method of filling a vacancy, and, subject to the declaration, meeting, voting and quorum requirements; and the association must file them for recording with the recorder of each county the association sits in, no later than the date of the first lot sale, amendments included (sec. 57-8a-216). So a Utah board’s election procedure sits in the recorded bylaws, and an owner who cannot get them from the board can get them from the county recorder. Corporate voting rules in the Revised Nonprofit Corporation Act, Title 16 ch. 6a, may also apply and were not read section by section. Sections read at statutory text 2026-10-24. Corrected 2026-10-24: this cell read “No statewide secret-ballot code” at framework depth and its source link pointed at sec. 57-8a-211, the reserve analysis section; see updates. §Utah Code secs. 57-8a-501, 57-8a-216 | No assessment lien may arise or be enforced while the association's Department of Commerce registration has lapsed §Utah Code sec. 57-8a-105(6) | Registration with the Department of Commerce, renewed annually; Office of the HOA Ombudsman issues public advisory opinions §Utah Code sec. 57-8a-105; secs. 13-79-102, 13-79-103 | 2026-10-24 |
| Hawaii HI | Condos yes: budget built on a reserve study, reviewed by an independent preparer at least every 3 years; planned communities (ch. 421J): no reserve section §Haw. Rev. Stat. sec. 514B-148; ch. 421J | Condos must fund at least 50% of estimated replacement reserves, or 100% under a 30-year cash flow plan, and collect what is assessed §Haw. Rev. Stat. sec. 514B-148(b) | Condos: financials free or on 24-hour loan; minutes within 15 days; other requests answered in writing within 30 days; planned communities 60 days §Haw. Rev. Stat. secs. 514B-154, 421J-7 | Condo board meetings: notice posted 72 hours ahead with agenda; association meetings 14 days notice in both regimes §Haw. Rev. Stat. secs. 514B-125, 514B-121(d), 421J-3.5 | Open board meetings in both regimes; executive session limited; Robert's Rules; no director proxies; conflicts disclosed on the record §Haw. Rev. Stat. secs. 514B-125, 421J-5 | 14 days notice with agenda; detailed statutory proxy form; 21-day notice before a board distributes election proxies (ch. 421J) §Haw. Rev. Stat. secs. 514B-121, 421J-4 | Not tracked | DCCA Real Estate Commission: biennial condo registration, fidelity bond, education fund fee; unregistered association cannot sue. Planned communities: mediation §Haw. Rev. Stat. secs. 514B-103, 421J-13 | 2026-07-27 |
| New York NY | No statutory reserve study for condos (Real Property Law art. 9-B) or for HOAs, which fall under the Not-for-Profit Corporation Law; negative claim from the full section lists of both §N.Y. Real Prop. Law art. 9-B; N-PCL arts. 6, 7 | None in general: condo bylaws 'may' provide for reserves. A 3 percent reserve fund applies only to certain New York City affordable-housing conversions (sec. 339-mm, scheduled for repeal in 2031) §N.Y. Real Prop. Law secs. 339-v(2)(b), 339-mm | Condos: receipts and expenditures books open 'at convenient hours of weekdays', no clock. Incorporated HOAs: minutes and member list on 5 days written demand after 6 months of membership; invoices, ledgers, bank accounts and contracts on request §N.Y. Real Prop. Law sec. 339-w; N-PCL sec. 621(b), (e-1) | Board meetings: no statutory period; bylaws control. Member meetings of incorporated HOAs: 10 to 50 days by hand, first-class mail, fax or email, 30 to 60 days by other mail classes §N-PCL secs. 605(a), 711; N.Y. Real Prop. Law sec. 339-v(1)(b) | None. Neither the Condominium Act nor the N-PCL requires open board meetings or defines executive session; bylaws control (negative claim from the full section lists) §N.Y. Real Prop. Law art. 9-B; N-PCL art. 7 | Condos: bylaws set nomination and election; terms of at least one third of the board expire each year. Incorporated HOAs: director terms per bylaws, 1 year by default, 5 year cap; proxies valid 11 months unless the proxy says otherwise §N.Y. Real Prop. Law sec. 339-v(1); N-PCL secs. 703(b), 609(a) | No statutory fine cap. Condo common-charge lien is subordinate to taxes and a first mortgage, lasts 6 years from filing, and foreclosure needs at least 90 days written notice to the owner (revision effective 2025-10-17) §N.Y. Real Prop. Law secs. 339-j, 339-z, 339-aa | Attorney General's Real Estate Finance Bureau regulates offering plans for condos, co-ops and HOAs under the Martin Act (Gen. Bus. Law art. 23-A); day-to-day governance disputes are private, in court §N.Y. Gen. Bus. Law art. 23-A | 2026-09-11 |
| Massachusetts MA | No. Ch. 183A requires a reserve fund but no study, assessment or funding-plan update; scope is left to the master deed, trust or bylaws (negative claim from the full section list). No general HOA statute §M.G.L. c. 183A, sec. 10; ch. 183A section list | Condos 'shall be required to maintain an adequate replacement reserve fund', collected as a common expense and held separately; no dollar or percentage floor. Owners may modify the requirement after turnover by an annual 67 percent vote §M.G.L. c. 183A, sec. 10(i), (m) | No response clock. Master deed, bylaws, minutes and financial records must be 'available for reasonable inspection' in business hours, copies at the requester's cost. Financial report within 120 days of year end, to owners within 30 days §M.G.L. c. 183A, sec. 10(c), (d) | Not set by statute for owner or board meetings; governing documents control. Remote meetings require notice and access information with no stated period §M.G.L. c. 183A, secs. 11, 12, 24(b) | None. Ch. 183A does not require open board or trustee meetings, agendas or owner comment (negative claim from secs. 10, 11, 12, 24 and the section list) §M.G.L. c. 183A, secs. 10-12, 24 | No statutory election procedure, term or ballot rule; each owner's vote follows their percentage interest. Mail-in and electronic ballots are permitted if a quorum is present §M.G.L. c. 183A, secs. 10(a), 24(c) | Boards may 'levy reasonable fines'. Automatic lien with priority over a first mortgage for 6 months of common expenses plus costs; fines, late charges and special assessments fall outside the priority amount. 60-day and 30-day notices precede suit §M.G.L. c. 183A, secs. 6, 10(b)(5) | None; enforcement is private. The Executive Office of Housing and Livable Communities states the Commonwealth has no 'jurisdiction or regulatory oversight over Condominiums' §Mass.gov (EOHLC), Condominiums | 2026-09-11 |
| Indiana IN | No. The Condominium Act requires a replacement reserve fund but no study; the HOA article (IC 32-25.5) has no reserve provision at all (negative claim from a full-text search of both articles) §Ind. Code sec. 32-25-4-4(c); art. 32-25.5 | Condos only: assessments on consistently applied GAAP with a replacement reserve fund in a separate interest-bearing account, usable for capital items but not ordinary repairs. No HOA equivalent §Ind. Code sec. 32-25-4-4(c) | No deadline. HOA financial records go to members on written request and minutes on request; access may not be unreasonably denied; records older than 2 years are exempt. Condo parallel at IC 32-25-8-8 §Ind. Code sec. 32-25.5-3-3(g), (k), (m); sec. 32-25-8-8 | No general statutory period; governing documents control. Budget and any assessment change go to members before the budget meeting. If 10 percent of members demand a special meeting and no notice goes out within 30 days, a demanding member may call it §Ind. Code secs. 32-25.5-3-2, 32-25.5-3-3(c) | Yes. HOA members and condo co-owners may attend any board meeting, including the annual meeting; private sessions only to discuss delinquent assessments or litigation with counsel §Ind. Code secs. 32-25.5-3-3(g), 32-25-8-2.5(a) | Governing documents control. If an election meeting lacks a quorum, incumbents hold over. Proxies must carry six listed elements and expire within 180 days. Voting rights may be suspended only if the documents allow and dues are over 6 months late §Ind. Code secs. 32-25.5-3-7, 32-25.5-3-10, 32-25.5-3-11 | Condos: statutory lien for unpaid assessments, senior to all but tax liens and first mortgages, foreclosable under mechanic's lien procedure. The HOA article creates no lien and no fine power; covenants control §Ind. Code sec. 32-25-6-3 | No HOA or condo agency. For HOAs, the Attorney General may sue board members for misappropriation, fraud, proxy violations or violations of IC 32-25.5-3-3: injunction, restitution, removal and a civil penalty up to $500 per act. Otherwise private §Ind. Code secs. 32-25.5-4-1, 32-25.5-4-2 | 2026-09-11 |
| Wisconsin WI | No reserve study mandated. Where a statutory reserve account exists, the board sets reserve assessments after considering repair and replacement cost, remaining useful life and the current balance. No general HOA statute §Wis. Stat. sec. 703.163(7) | Residential condos have an opt-out statutory reserve account; owners may decline or end it by a majority of unit votes. Reserves may be spent only on non-routine repair and replacement of common elements §Wis. Stat. sec. 703.163(3), (5), (6), (8) | Condo owner picks the inspection date on at least 10 business days written notice; copy charges capped at production cost or $150, whichever is less. Nonstock-corporation HOAs: 5 business days notice under ch. 181 §Wis. Stat. secs. 703.20(1g), 181.1602 | Condo association meetings need at least 10 days written notice to every unit owner unless all owners waive. Nonstock HOAs follow their bylaws, with a 10 to 60 day statutory safe harbor §Wis. Stat. secs. 703.15(4)(c), 181.0705(3) | None. No open board meeting requirement in ch. 703 or ch. 181; the only related duty is 48 hours notice of a meeting to raise certain resale or payoff fees (negative claim from the section lists) §Wis. Stat. sec. 703.205(2)(a); ch. 703 and ch. 181 section lists | Within 45 days after declarant control ends, owners elect an executive board of at least 3 directors; partial elections at 25 and 50 percent of units conveyed; proxies expire after 180 days §Wis. Stat. sec. 703.15(2)(d), (2)(f), (4)(d) | Fines authorized by bylaws or rules count as assessments and become a lien if a statement of lien is filed within 2 years; foreclosure needs 10 days written notice; taxes and first mortgages rank ahead §Wis. Stat. secs. 703.24(2), 703.165 | None; enforcement is private in circuit court. Condo disputes first need a written notice of claim and an offered negotiation conference unless the declaration has its own process §Wis. Stat. sec. 703.245 | 2026-09-11 |
| Missouri MO | No reserve study or reserve analysis required, in any regime. The condominium board has power to adopt budgets "for revenues, expenditures, and reserves" but no duty to commission a study (negative claim from the full chapter 448 and chapter 355 section lists) §RSMo sec. 448.3-102.1(2); ch. 448 and ch. 355 section lists | Condominiums: no minimum percentage or formula. Assessments must be made at least annually on an annually adopted budget, and past due assessments may bear interest at a rate the association sets, capped at 18 percent a year §RSMo sec. 448.3-115.1, .2 | No day count. Condominium records must be "reasonably available" for examination by any unit owner, with no clock. An incorporated association under ch. 355 is inspected after the member gives at least 5 business days written notice. A payoff statement is due within 10 business days §RSMo secs. 448.3-118, 355.826.1, 448.3-116.8 | Condominiums created after September 28, 1983: at least one association meeting a year, notice hand delivered or mailed not less than 10 nor more than 60 days ahead, stating the agenda. No statutory board meeting notice. Older condominiums are outside this section §RSMo sec. 448.3-108; scope at sec. 448.1-102.1 | None. No open board meeting or owner attendance right in chapter 448 or chapter 355; Missouri's Sunshine Law reaches public governmental bodies, not private associations (negative claim from the full section lists) §RSMo ch. 448 and ch. 355 section lists; sec. 355.386.1 | Declarant control ends at the earliest of 60 days after 75 percent of the units are conveyed, 2 years after units stop being offered, or 2 years after the last development right was exercised; owners elect 25 percent of the board at 25 percent conveyed and 33 and one third percent at 50 percent. Owners may remove a director by two thirds of those present. Proxies expire after 1 year §RSMo secs. 448.3-103.4 to .7, 448.3-110.2 | Reasonable fines allowed after notice and an opportunity to be heard. The lien runs from the due date and the recorded declaration perfects it with no further filing; it has limited priority over an earlier mortgage for 6 months of common expense assessments, which is forfeited if the association forecloses non-judicially under chapter 443, and it dies if enforcement does not start within 3 years §RSMo secs. 448.3-102.1(11), 448.3-116.1 to .5 | None; enforcement is private, in circuit court. The Secretary of State handles nonprofit filings only, and the Attorney General's consumer division acts for the state rather than for an individual owner (no association regulator in the chapter lists read) §None (no state HOA agency) | 2026-09-13 |
| Kentucky KY | No reserve study required in any regime. A planned community budget "may include reserves", and a condominium board has the power, not the duty, to budget them (negative claim from the full KRS ch. 381 section list) §KRS secs. 381.790(1)(a), 381.9167(1)(b) | No minimum funding rule or owner vote to waive. In a planned community, reserves for replacing common areas are a common expense collected in the regular annual assessment; condominiums assess at least annually, with past due amounts bearing up to 18 percent interest §KRS secs. 381.796(1), 381.9191(1) | No general day count. Planned communities: inspection on reasonable standards, with five categories the board may withhold. Condominiums: records reasonably available, the financial report within 30 days after the board receives it, and a payoff statement within 10 business days §KRS secs. 381.795, 381.9197(1), (2), 381.9193(8) | Planned communities: 10 to 30 days notice of an owners meeting, stating time, place and agenda. Condominiums: 10 to 60 days. Neither statute sets board meeting notice; the bylaws must supply it §KRS secs. 381.792(3), 381.9177, 381.787(5)(f) | Split. In a planned community, "unless otherwise specified in the bylaws, board meetings shall be open to the owners except during executive sessions", so the bylaws can switch it off. No open meeting rule for condominiums under the Condominium Act or the Horizontal Property Law §KRS sec. 381.793(2); ch. 381 section list | Planned communities: at least 3 directors elected from among the owners, one vote per lot, no cumulative voting, proxies expire 1 year after signing, and the declaration sets a declarant control period with no statutory outer limit. Condominiums: declarant control ends at the earliest of 60 days after 75 percent conveyed, 2 years after offering stops, 2 years after the last development right, or 7 years after the first unit sale §KRS secs. 381.787(2), (5)(b), 381.792(4), 381.9169(4) to (7) | Fines only after written notice and an opportunity to be heard, in both modern regimes. A planned community lien covers amounts unpaid 30 days after the due date but ranks behind any mortgage or encumbrance recorded before the association records its lien. A condominium lien needs no separate recording, outranks a mortgage recorded after the delinquency, and dies if not enforced within 5 years §KRS secs. 381.797(1)(b), 381.799(1), (2), 381.9193(1), (2), (5) | None; no agency, ombudsman or administrative complaint route. Owners sue in circuit court, and a city may petition the circuit court to appoint a receiver over a planned community that stops maintaining its common areas §KRS sec. 381.803(2); ch. 381 section list | 2026-09-13 |
| Delaware DE | Yes for condominiums and cooperatives created on or after September 30, 2009: the declaration must provide for a fully funded repair and replacement reserve based on a reserve study done or updated within the last 5 years by an engineer, architect, contractor or other qualified person. Planned communities have no study requirement §25 Del. C. sec. 81-205(a)(14); definition at sec. 81-103(40) | The budget must carry a reserve line item sufficient to reach or hold the level in the study. The statutory minimum is 15 percent of the annual budget where the board maintains 4 or more of 15 listed systems (roofs, windows, elevators, HVAC, pools, garages and the like), 10 percent for 3, and 5 percent for 2 or fewer, and those same percentages apply when there is no current study. Certified excess reserves must be refunded or credited §25 Del. C. sec. 81-315(a)(2) | No production clock. The owner gives 5 days written notice naming the purpose and the specific records, then inspects during reasonable business hours or at a mutually convenient time; eight categories may be withheld and copy charges are capped at actual cost. An unpaid assessment statement is due within 10 business days §25 Del. C. secs. 81-318(b), (c), (e), (g), 81-316(h) | Not fewer than 10 nor more than 60 days notice of any regular or special owners meeting, stating the agenda, and the same window for board meetings unless a schedule was already circulated; emergency meetings need no prior notice. The board must meet at least quarterly. Communities created before September 30, 2009 take their owners meeting notice from their own bylaws, because sec. 81-308 is not in the list that reaches them §25 Del. C. secs. 81-308, 81-308A(a), (b); scope at sec. 81-119 | Yes. After declarant control ends, "all meetings of the executive board shall be open to the unit owners" except executive sessions for legal, personnel, contract negotiation and owner privacy matters. Materials sent to the board before a meeting go to owners at the same time, and a challenge must be brought within 60 days of minute approval §25 Del. C. sec. 81-308A(c) to (g) | Declarant control ends at the earliest of 60 days after 75 percent of the units are conveyed, 2 years after residential units stop being offered, 2 years after the last right to add units was exercised, or a recorded surrender; owners elect 25 percent of the board at 25 percent conveyed and 33 and one third percent at 50 percent. Proxies expire after 1 year, and removing a director takes two thirds of those voting §25 Del. C. secs. 81-303(c) to (e), 81-310, 81-323 | Reasonable fines after notice and an opportunity to be heard; the vote and services needed for habitability may never be suspended. The recorded declaration perfects the lien, and the 6 month priority over a first or second mortgage applies only if the association has recorded its contact document and filed a statement of lien at least 30 days before the sheriff's sale. No foreclosure unless at least 3 months of assessments are owed and the board votes on that unit §25 Del. C. secs. 81-302(a)(11), 81-316(a), (b), (e), (j)(4) | The Office of the Common Interest Community Ombudsperson, in the Department of Justice. It takes complaints once the association's own process is exhausted, mediates, may subpoena records, refers violations to the Attorney General, and supplies election monitors when 15 percent of voting interests or 6 owners, whichever is greater, petition §29 Del. C. secs. 2542(a), 2544 | 2026-09-13 |
| New Hampshire NH | No reserve study required. Reserves exist only as the condominium instruments provide; the board's duty is to disclose the reserves and "the basis on which any reserves are calculated and funded" in the budget summary (negative claim from the full RSA 356-B section list). No planned community statute exists §RSA 356-B:40-c, I; RSA 356-B:3, III | No funding formula, percent funded target or minimum contribution. The board sends every owner a budget summary including reserves within 30 days of adopting the proposed budget and sets a ratification meeting 10 to 60 days later; the budget stands unless two thirds of all unit owners reject it, quorum or not §RSA 356-B:40-c, I | Condominiums: financial information within 15 days of the owner's request, a written request for minutes answered within 15 days, minutes available within 60 days of the meeting or 15 days after board approval, whichever is first, and the year end accounting within 90 days of fiscal year close. An unpaid assessment statement not furnished within 10 business days extinguishes the lien on that unit §RSA 356-B:37-e, II, V; RSA 356-B:37, VI; RSA 356-B:46, VIII | Condominiums: at least 21 days notice of any annual or regularly scheduled owners meeting and at least 7 days for any other, reducible only for an emergency. Board meetings need at least 10 days notice to each board member and to the owners, or 5 days where at least 70 percent of owners are full time residents, stating time, date, place and agenda §RSA 356-B:37, I; RSA 356-B:37-c, III | Yes. At least once a quarter the board must hold an open regular meeting at which owners get a reasonable chance to comment on any matter affecting the association; a closed meeting must be recorded and the recording given to owners on request for up to 30 days. Executive session is limited to legal, litigation, labor and contract matters with no final vote. Condominiums of 25 or fewer residential units are exempt §RSA 356-B:37-c, I to VII; RSA 356-B:37-d | The bylaws set the election method, and the board may not elect its own members, though it may fill vacancies until the next scheduled election. Owners vote in person or by directed or undirected proxy, and the board must send both control numbered forms with the notice and retain proxies 3 years; in associations over 20 units no one may hold proxies for more than 10 percent of votes cast. Non declarant owners elect 25 percent of the board within 60 days of one quarter of units being conveyed and half within 60 days of one half §RSA 356-B:40, II(d), IV to VI; RSA 356-B:39, IV | No fine section at all: RSA 356-B names fines only to exclude them from priority, so fine power must come from the declaration and bylaws and is enforced by suit, with costs and attorney fees to the prevailing party. The lien must be perfected by recording a verified memorandum within 6 months of the due date, and the 6 month priority over an institutional first mortgage is lost unless the association notifies the owner and the lender within 70 days of the delinquency and gives the lender 30 days notice before filing §RSA 356-B:46, I(a) to (e); RSA 356-B:15 | No agency supervises association governance and there is no ombudsman or dispute board. RSA 356-B is administered by the Consumer Protection and Antitrust Bureau of the Department of Justice, whose powers reach registration and declarant or offering conduct; an owner's remedy against a board is a court action §RSA 356-B:48; RSA 356-B:59, II to V | 2026-09-13 |
| Rhode Island RI | No reserve study or reserve analysis is required, and Rhode Island has no planned community or homeowners association statute at all: Title 34 carries only the two condominium chapters, so every cell in this row describes condominiums. A Rhode Island subdivision HOA runs on its recorded declaration plus nonprofit corporation law. The association has only a general power to adopt budgets for reserves. §R.I. Gen. Laws sec. 34-36.1-3.02(a)(2); Title 34 chapter index; ch. 34-36.1 art. III index | No percent funded target, funding formula or minimum contribution. Within 30 days of adopting a proposed budget the board must give every owner a summary and set a ratification meeting not less than 14 nor more than 30 days after the summary is mailed; the budget is ratified unless a majority of all unit owners reject it, quorum or not, and a rejected budget leaves the last ratified one in force until owners ratify a new one. §R.I. Gen. Laws sec. 34-36.1-3.03(c) | 30 days. All financial and other records must be made reasonably available for examination within 30 days of a request by any unit owner or the owner's authorized agent; the section lists no exempt categories and no permitted-purpose test. Two faster clocks sit alongside it: a recordable statement of unpaid assessments within 10 business days of a written request from an owner or first mortgagee, and a resale certificate within 10 days. §R.I. Gen. Laws sec. 34-36.1-3.18; sec. 34-36.1-3.16(h); sec. 34-36.1-4.09(b) | Not less than 10 nor more than 60 days in advance, hand delivered or sent prepaid by United States mail to each unit's mailing address, stating the time and place and the agenda, including the general nature of any proposed amendment, any budget changes and any proposal to remove a director or officer. Since June 24, 2025 notice may also or instead go to an email address or a secure association portal where the owner consented in writing, revocable at any time. Read the subsection before applying the 10 to 60 day window to board meetings: it says "any meeting" but is framed around association meetings and unit mailing addresses, so follow the bylaws and treat the window as the safe default. §R.I. Gen. Laws sec. 34-36.1-3.08(a), (b), (e) | No statutory open meeting right and no executive session rules. Nothing in Article III requires board meetings to be open to owners, requires a board agenda or minutes, or limits closed sessions, so owner access is whatever the declaration and bylaws give. The only board meeting rule in the chapter is a default quorum of 50 percent of board votes. Rhode Island's Open Meetings Act reaches public bodies, not private associations. §R.I. Gen. Laws ch. 34-36.1 art. III index; sec. 34-36.1-3.09(b) (negative claim) | Owners elect a board of at least 3 members, a majority of them unit owners, and the board then elects the officers; both take office upon election. The board may fill vacancies for the unexpired term but may not elect its own members or set their qualifications, powers, duties or terms. Owners may remove any non-declarant director with or without cause by a two-thirds vote of all persons present and entitled to vote at a meeting with a quorum. Non-declarant owners elect at least one member and 25 percent of the board within 60 days after 25 percent of the units are conveyed and one third within 60 days after 50 percent; declarant control ends at the earliest of 60 days after 80 percent of units are conveyed, 2 years after all declarants stop offering units in the ordinary course, or 2 years after a development right to add units was last exercised. §R.I. Gen. Laws sec. 34-36.1-3.03(b), (d), (e), (f), (g) | Rhode Island caps fines in the statute. After notice and an opportunity for a hearing before the board or its designee, a daily fine for continuing conduct may not exceed $100 per day for residential condominiums or $500 per day for commercial, and any other fine may not exceed $500 residential or $1,000 commercial; a declaration, bylaw or rule that purports to set its own maximum is invalid. Recording the declaration perfects the lien. It primes a first mortgage recorded before delinquency to the extent of the common expense assessments that would have come due in the 6 months immediately preceding foreclosure, plus collection costs and attorney fees capped at $2,500 and foreclosure costs capped at $5,000, $7,500 in total; special assessments, late charges, fines, penalties and interest are excluded from that priority amount. Once any share of common expenses is 60 days delinquent the association must notify both the owner and the first mortgagee by certified mail return receipt requested and first class mail, and failing to notify the mortgagee costs the association the fees and costs but not the 6 months. The lien is extinguished unless enforcement proceedings start within 6 years. §R.I. Gen. Laws sec. 34-36.1-3.20(a) to (d); sec. 34-36.1-3.16(b)(2) to (b)(5), (d), (e) | None. No agency, ombudsperson or registry supervises association governance, and ch. 34-36.1 has no administration or registration article. Enforcement is private and judicial: any person or class adversely affected by a declarant's or any other person's failure to comply with the chapter, the declaration or the bylaws has a claim for appropriate relief, punitive damages may be awarded for a willful failure, and the court may award reasonable attorney's fees. §R.I. Gen. Laws sec. 34-36.1-4.17; ch. 34-36.1 article index | 2026-09-14 |
| Vermont VT | No reserve study or reserve analysis required under the 1994 Common Interest Ownership Act. Check the size thresholds before anything else in this row, because Vermont's are unusually broad: Title 27A reaches all residential condominiums created after January 1, 1999, but other common interest communities only if they contain 12 or more residential units, and a planned community of no more than 24 units that is not subject to development rights is subject to only three sections of the entire title (separate taxation, local ordinances, eminent domain) unless its declaration opts the whole title in. §27A V.S.A. secs. 1-201(a), 1-203(a); no reserve study section in Title 27A | No funding formula, percent funded target or minimum contribution. Within 30 days of adopting a proposed budget the board must give every owner a summary of the budget "including any reserves, and a statement of the basis on which any reserves are calculated and funded" and simultaneously set a ratification meeting not less than 10 nor more than 60 days later; the budget is ratified unless a majority of all unit owners reject it, quorum or not. A special assessment follows the same route, except that a two-thirds board vote may impose an emergency assessment immediately, spendable only on the purposes named in the vote. Section 3-123 is not on either transition list, so it does not reach communities created before 1999. §27A V.S.A. sec. 3-123(a) to (c); sec. 1-204 | No production deadline; the clock runs against the owner instead. The owner gives 5 days notice in a record reasonably identifying the specific records, and the association must then make them available for examination and copying during reasonable business hours or at a mutually convenient time and location. Eleven categories must be retained, including accounting records, minutes other than executive sessions, the owner and vote list, financial statements and tax returns for the past 3 years, current contracts, architectural approvals and denials, and ballots and proxies for one year. Eight may be withheld, including personnel and medical records, contracts under negotiation, litigation, attorney-client material, executive session records and other owners' unit files. A statement of unpaid assessments is due within 10 business days. §27A V.S.A. sec. 3-118(a) to (g); sec. 3-116(i) | Owner meetings: not less than 10 nor more than 60 days before the meeting date, stating time, date, place and agenda including the general nature of any proposed amendment, any budget changes and any proposal to remove an officer or board member; the minimum may be reduced or waived only for an emergency. Board meetings: at least 10 days notice to each board member and to the unit owners, stating time, date, place and agenda, unless the meeting is on a schedule already given to owners or is called to deal with an emergency. A special owner meeting must be noticed within 30 days of a request by the president, a board majority or owners holding 20 percent of the votes, and if the association does not act the requesting owners may notify everyone themselves. §27A V.S.A. sec. 3-108(a)(2) to (4), (b)(5) | Yes, and it is one of the fuller versions in this table. Board and committee meetings must be open to owners except during executive session; executive session may be held only during a regular or special meeting, no final vote or action may be taken in it, and only five subjects qualify (attorney consultation, litigation or ADR, labor and personnel, contracts under negotiation, and privacy). Owners get a reasonable opportunity to comment at each board meeting, any materials distributed to the board before a meeting must be made reasonably available to owners at the same time apart from unapproved minutes and executive session material, and the board may not use incidental or social gatherings to evade the rule. During declarant control the board must meet at least four times a year, one of them at or near the community. A non-compliant board action stays valid unless a court sets it aside, and the challenge window closes 60 days after the minutes are approved or the record of the action is distributed, whichever is later. §27A V.S.A. sec. 3-108(b)(1) to (6), (10) | Before declarant control ends, owners elect a board of at least 3 members, a majority of them unit owners; the board elects the officers unless the declaration gives that to owners. The board may fill vacancies for the unexpired term or until the next regularly scheduled election but may not elect its own members, amend the bylaws, or set director qualifications, powers, duties or terms. Owners vote in person, by absentee ballot, by proxy, or by paper or electronic ballot without a meeting; quorum is 20 percent unless the bylaws say otherwise. At least one fourth of the board must be elected by non-declarant owners within 60 days after one fourth of the created units is conveyed and at least one third within 60 days after one half, and declarant control ends at the earliest of 60 days after three fourths of the created units are conveyed, 2 years after all declarants stop offering units in the ordinary course, 2 years after a development right to add units was last exercised, or a recorded voluntary surrender. After declarant control, appointed board members may not exceed one third of the board. §27A V.S.A. sec. 3-103(b), (d), (e), (f), (g); sec. 3-110; sec. 3-109(a) | The association may charge late fees and impose reasonable fines after notice and a hearing, and may suspend a delinquent owner's rights and privileges, but may not deny the owner access to the unit or withhold a service where that would endanger health, safety or property. Recording the declaration perfects the lien, which primes a first mortgage recorded before delinquency only to the extent of the common expense assessments that would have come due in the 6 months immediately preceding the action to enforce it, and is extinguished unless proceedings start within 3 years. Vermont then adds two gates before a foreclosure: the owner must owe at least 3 months of common expense assessments and have failed to accept or comply with a payment plan the association offered, and the board must vote to foreclose against that specific unit. If the sums due include no unpaid assessment, the association must first obtain a judgment and perfect a judgment lien. Payments are applied to assessments, then late charges, then attorney fees and collection costs, then everything else, and every aspect of the sale must be commercially reasonable. §27A V.S.A. sec. 3-116(a), (c), (f), (m) to (p); sec. 3-102(a)(11), (18) | None. Vermont did not enact the uniform act's optional administration and registration article: Title 27A stops at Article 4 and sec. 1-102 is reserved, so no agency, ombudsman or registry supervises association governance. Enforcement is private: a declarant, association, unit owner or other person subject to the title may bring an action to enforce a right or obligation created by the title, the declaration or the bylaws, and the court may award reasonable attorney's fees and costs. Parties may agree to binding or non-binding dispute resolution, and an association may require non-binding resolution in its own documents before suit. §27A V.S.A. sec. 4-117(a), (b); Title 27A article list | 2026-09-14 |
| Maine ME | No reserve study or reserve analysis is required and no frequency is set. Reserves appear in the Condominium Act only as a permitted budget line and inside the definition of common expenses. Maine also has no planned community or homeowners association statute, so this row describes condominiums; the Title 33 chapter index carries only the pre-1983 Unit Ownership chapter, the Time Shares chapter and the Maine Condominium Act. §33 M.R.S. secs. 1603-102(a)(2), 1601-103(5); Title 33 and ch. 31 indexes | No formula, target or minimum contribution. Within 30 days of adopting a proposed budget the board must give every owner a summary and set a ratification meeting not less than 10 nor more than 30 days after mailing; the budget is ratified unless a majority of all unit owners reject it, quorum or not. Special assessments use the same route, except that one with any payment due after the current budget year needs affirmative approval by a majority in interest of all unit owners, and an emergency assessment of not more than 2 months' common charges may be imposed by the board immediately without ratification. Reserve disclosure is required only at sale, in the resale certificate. §33 M.R.S. sec. 1603-103(c), (g); sec. 1604-108(a)(5) | No production deadline; the owner gives 10 days written notice reasonably identifying the specific records, and inspection and copying then happen during reasonable business hours or at a mutually convenient time and location. Eleven categories must be retained, with receipts and expenditures kept for the past 6 years and financial statements and tax returns for the past 3. Eight may be withheld, including personnel, salary and medical records, contracts under negotiation, litigation or administrative proceedings, attorney-client and work-product material, executive session records and other owners' unit files. The association may charge a reasonable fee, is not obligated to compile or synthesize information, and the information may not be used for commercial purposes. A recordable statement of unpaid assessments is due within 10 business days. §33 M.R.S. sec. 1603-118(a) to (g); sec. 1603-116(h) | Owner meetings: the bylaws must name an officer who gives not less than 10 nor more than 60 days notice, hand delivered, sent prepaid by United States mail to each unit's mailing address, or sent by electronic means to an address the owner specifically designated, stating time and place and the agenda including any proposed amendment, budget changes and any proposal to remove a director or officer. Board meetings carry no day count at all: the board must give "timely notice reasonably calculated to inform" owners of the date, time, place and topics proposed for discussion, which may be a posting in a prominent place in the common elements, an email or other means. Actual notice need not reach each owner, and an owner's failure to receive it does not invalidate what the board did. §33 M.R.S. sec. 1603-108 | Yes, with a caveat. Unit owners have the right to attend board meetings subject to reasonable rules the board establishes, and the board may restrict or prohibit attendance only during executive session. Executive session is limited to five subjects (attorney consultation, litigation or mediation, arbitration or administrative proceedings, labor or personnel matters, contracts under negotiation, and privacy) and no final vote or action may be taken in it. Maine does not go as far as Vermont: there is no statutory owner comment period and no duty to release board materials to owners before the meeting. §33 M.R.S. sec. 1603-108 | Not later than the end of any declarant control period, owners elect a board of at least 3 persons, a majority of them unit owners, spouses of unit owners, or an entity owner's designated agent; the board elects the officers and the declaration may stagger terms. The board may fill vacancies but may not elect members or determine their qualifications, powers, duties or terms, and the Act prescribes no ballot method. A proxy must be dated, is void if undated or purporting to be revocable without notice, is revoked only by actual notice to the presiding officer, and terminates 11 months after its date unless it specifies a shorter term. Declarant control runs from the first conveyance to a non-declarant for at most 7 years where development rights were reserved and 5 years otherwise, and terminates no later than 60 days after 75 percent of the units are conveyed to non-declarant owners. §33 M.R.S. sec. 1603-103(a), (b), (d), (e); sec. 1603-110(b) | The fact that changes a Maine board's collection strategy: there is no super-priority. The association's lien is prior to other liens and encumbrances except those recorded before the declaration, real estate tax and other governmental liens, and "a first mortgage recorded before or after the date on which the assessment sought to be enforced becomes delinquent", so a first mortgage outranks the association's claim in full, with no six-month carve-out of the kind Rhode Island and Vermont provide. Fines are otherwise available after notice and an opportunity to be heard, with no statutory dollar cap, and fees, charges, late charges, fines and interest are enforceable as assessments. Recording the declaration perfects the lien, it is foreclosed in like manner as a mortgage, and it is extinguished unless proceedings start within 6 years; a judgment must include costs and reasonable attorney's fees for the prevailing party. After a first mortgagee's foreclosure sale, assessments accrue free of that mortgagee's lien from the date of sale. §33 M.R.S. sec. 1603-116(a), (b), (d), (e), (g), (i); sec. 1603-102(a)(11), (18) | None. Chapter 31 has four articles and no administration, registration or licensing article, and no section assigns a duty to any state department or officer. Enforcement is private: any person or class adversely affected by a failure to comply with the Act, the declaration or the bylaws has a claim for appropriate relief, and the lien section awards costs and reasonable attorney's fees to the prevailing party. The only state filing an association makes is its nonprofit corporate annual report to the Secretary of State, which it must retain among its records; that is corporate registration, not governance review. §33 M.R.S. sec. 1604-116; sec. 1603-101; sec. 1603-118(a)(7); ch. 31 index | 2026-09-14 |
| Louisiana LA | No reserve study or reserve analysis under either regime. Louisiana rewrote its planned community law while this table was being built: Acts 2024, No. 158 replaced the Homeowners Association Act with the Louisiana Planned Community Act at La. R.S. 9:1141.1 and following, effective January 1, 2025, modelled on the uniform act, so these cells give the planned community rule and the condominium rule separately where they differ. Planned communities of more than 25 lots owe a reserve disclosure rather than a study; condominium reserves are optional and bylaw-driven. §La. R.S. 9:1141.1; 9:1141.34(A)(1); 9:1123.106(C)(3) | No percent funded target, formula or minimum contribution in either act. Planned communities of more than 25 lots: the board submits a proposed budget at least annually, and within 30 days of adopting it must give every lot owner a summary including any reserves and the basis on which reserves are calculated and funded, then set a ratification meeting no fewer than 10 nor more than 60 days later; a majority vote ratifies, and an unratified budget leaves the last ratified one in force. A two-thirds vote of directors present and voting may impose an emergency special assessment immediately, spendable only on the purposes described in the vote. An accumulated surplus may be refunded, credited against future assessments, or moved into a reserve. Condominiums have no budget or ratification statute at all: the association merely may adopt budgets for reserves, and the only reserve disclosure is the resale certificate, due within 10 days. §La. R.S. 9:1141.34(A) to (D); 9:1123.102(2); 9:1124.107(A)(3), (B) | Neither act sets a numeric production deadline. Planned communities: 11 categories must be retained, which may be electronic, and on a request for specific records the association must make them available for examination and copying during reasonable business hours or at a mutually convenient time and location; seven categories may be withheld, a reasonable copying and supervision fee is allowed, the association need not compile or synthesize information, and access may be denied on a good faith belief the request is for a commercial or otherwise improper purpose. Condominiums get one sentence: financial and other records must be made reasonably available for examination by any unit owner and his authorized agents. The only hard clock is collateral, a statement of unpaid assessments within 10 business days of a request made in a record, binding on the association. §La. R.S. 9:1141.36; 9:1123.108; 9:1145(D) | Planned communities run a longer clock than most states in this table. Owner meetings need not more than 60 nor fewer than 30 days notice, stating the agenda including the general nature and text of any proposed amendment to the community documents, any budget changes and any proposal to remove a director or an officer; the board may reduce or waive the minimum only for an emergency. Board meetings need at least 30 days notice to each director and to the lot owners, stating time, date, place and agenda, unless the meeting is on a schedule previously given to owners or is called to address an emergency. A special meeting must be called by the secretary within 30 days after a demand by the president, a board majority, or owners holding 20 percent of the voting interest. Condominiums have no meeting notice statute: R.S. 9:1123.103, .104, .109, .110 and .111 are published as "Blank", so notice comes from the declaration, the bylaws and the nonprofit corporation law. §La. R.S. 9:1141.26(A), (B)(5); Louisiana Condominium Act, no notice section | Planned communities: yes. Board and committee meetings must be open to lot owners except during executive session, executive session may be held only during a regular or special meeting and only for five subjects (attorney consultation, litigation or ADR, labor and personnel, contracts under negotiation, and privacy), and no final vote or action may be taken in it. The board may not use incidental or social gatherings or any other method to evade the rule. Materials distributed to the board before a meeting must be reasonably available to lot owners, including by posting on the association website, apart from unapproved minutes and executive session material. During declarant control the board must meet at least twice a year, at least one of those at or near the community. A non-compliant action is valid until a court sets it aside, and the challenge window closes 60 days after the minutes are approved or notice of the action is given. Condominiums have no open meeting requirement. §La. R.S. 9:1141.26(B)(1), (2), (3), (6), (9) | Planned communities: a board of at least 3 natural persons, each a lot owner or an entity owner's representative, and a special meeting to elect the board must be held at least 30 days before declarant control ends, noticed no more than 60 and no fewer than 30 days ahead; if quorum fails the meeting may be adjourned and reconvened and the owners then present are a quorum for electing the board. Quorum is otherwise 20 percent of the voting interest, 10 percent in an emergency. Proxies are revocable and valid only for the meeting for which they are cast and any recessed session, directors may not vote by proxy, and a vote taken without a meeting must give a return deadline no fewer than 7 days out. Where no right to add property was reserved, declarant control ends 120 days after 75 percent of the total lots are transferred to unrelated purchasers. Condominiums have no board composition, election, proxy, quorum or turnover provisions; the only transition rule lets a majority of non-declarant owners cancel a declarant-era management contract or recreational or parking lease within the year after they take control. §La. R.S. 9:1141.21(A); 9:1141.22(B); 9:1141.27; 9:1141.28; 9:1123.105 | Part III, R.S. 9:1145 to 1148, now reaches both regimes and sets a strict sequence. The association makes written demand by mail or commercial courier, email, or hand delivery; the owner then has 30 days to pay; and only after those 30 days expire may the association file a sworn detailed statement of privilege in the parish mortgage records. Payments received after the demand are applied to unpaid assessments, then late charges, then attorney fees and collection costs, then all other fees, fines, penalties and interest. The privilege is effective against third persons from filing and outranks mortgages and privileges that become effective after that time, but it is extinguished as to third persons unless a notice of pendency of action is recorded within one year where the assessment was for an alleged violation of the community documents, or within five years where it was for periodic dues or assessments for particular expenses or capital improvements. Condominium boards should note an unresolved conflict: Act 158 extended Part III to condominium associations without repealing R.S. 9:1123.115, which still requires service of a sworn statement at least 7 days before filing and secures only fines and late fees above $250, so the two schemes disagree on notice, on which fines are secured and on peremption. Satisfying both is the cautious course. §La. R.S. 9:1146(A) to (D); 9:1148(A), (B); 9:1123.115; 9:1141.20(A)(2)(k), (l), (q) | None. Neither act creates or assigns oversight to any department, board, commission or ombudsman, and there is no registration, licensing, complaint or mediation programme. Enforcement is private: a declarant, association, lot owner or any other person who has suffered actual damages may bring an action to enforce a right granted or obligation imposed by the Planned Community Act, and the court may award the prevailing party reasonable costs and attorney fees; collection actions carry the same fee shifting. The Secretary of State appears only as a corporate registry, because a lot owners association must be organized as a Louisiana nonprofit corporation and must keep its most recent annual report among its records. §La. R.S. 9:1141.48; 9:1146(D); 9:1141.19; 9:1141.36(A)(7) | 2026-09-14 |
| Oklahoma OK | No. Neither regime requires a reserve study or a reserve analysis: not the Unit Ownership Estate Act of 1963, which covers condominiums, and not the Real Estate Development chapter of 1975, which covers planned communities. Oklahoma is one of the thinnest statutory regimes in the country, and almost everything a board wants to know is in the recorded declaration, the covenants and the bylaws rather than in the statute. §60 O.S. secs. 501, 512, 851 | No formula, percent funded target, minimum contribution, budget ratification vote or reserve disclosure duty. Condominium owners are bound to contribute pro rata, in the percentages computed under section 505, toward administration and toward maintenance and repair of the common elements. A planned community association may levy assessments to enforce membership obligations, and the statute gives it no budget procedure at all. §60 O.S. secs. 512, 852 | No deadline in days. A condominium board must keep a detailed chronological book of receipts and expenditures affecting the common elements, and that book and its vouchers must be available for examination by all unit owners at convenient hours on working days that the association sets and announces. The planned community chapter gives owners no inspection right at all, and the only disclosure it requires is a copy of the recorded covenants to a buyer at closing for no more than twenty-five dollars. §60 O.S. secs. 521, 857 | Not set by statute, for either regime. The condominium act only requires the bylaws themselves to state the method of calling or summoning unit owners to assemble, and that a majority of unit owners adopts decisions. Your notice period comes from the bylaws, and, if the association is incorporated, from the Oklahoma General Corporation Act, which we have not yet verified to citation depth. §60 O.S. secs. 519, 520(b) | None. No Oklahoma statute requires association board meetings to be open to owners. The Oklahoma Open Meeting Act binds public bodies, not private associations, and the condominium act refers only to an administrator or a board of administration whose powers the bylaws define. Whether you may attend a board meeting is a bylaw question in Oklahoma. §60 O.S. sec. 520(a) | None. Oklahoma prescribes no board election procedure, no ballot rules and no proxy rules for either regime. The condominium bylaws must state the form of administration, an administrator or a board of administration, and specify its powers, the manner of removal and any compensation. Everything else is left to the governing documents. §60 O.S. sec. 520(a) | Both regimes have judicially foreclosable assessment liens, and neither grants an express statutory power to fine. A condominium lien for unpaid common expenses is prior to other liens except five listed exceptions, including prior recorded mortgages, and is foreclosed by suit like a mortgage. In a planned community the lien is foreclosed in any manner provided for mortgages and the prevailing party recovers reasonable attorney fees, but no lien may be placed and no mortgage foreclosed unless the homeowner was informed in writing on joining of the restrictions, the rules and the potential for financial liability. Note also that the section 852 powers reach only associations created after the chapter took effect in 1975. §60 O.S. secs. 524, 852(C), 855 | None. No Oklahoma agency registers, licenses or regulates community associations or their managers, and neither chapter mentions a regulator or an ombudsman. Enforcement is private and judicial: in a planned community any owner may sue any other owner to enforce the covenants with reasonable attorney fees to the prevailing party, and the association collects by foreclosing its lien. §60 O.S. secs. 852(C), 856 | 2026-09-17 |
| West Virginia WV | No. Chapter 36B, West Virginia's Uniform Common Interest Ownership Act, requires no reserve study or reserve analysis anywhere; reserves appear only as something the board may budget for and must disclose. Two filters decide whether any of this reaches you. A planned community of no more than twelve units that is not subject to any development rights is subject to only three sections of the entire act, on separate titles and taxation, local ordinances and eminent domain, unless its declaration opts the chapter back in. And a community created before the act took effect gets only the short list of sections in 36B-1-204, which does not include the budget, meeting or assessment provisions. Neither filter applies to condominiums. §W. Va. Code secs. 36B-1-203, 36B-1-204, 36B-3-102(a)(2) | No formula, percent funded target or minimum contribution. Within thirty days of adopting a proposed budget the board must send every owner a summary and set a ratification meeting not less than fourteen nor more than thirty days after mailing, and the budget is ratified unless a majority of all owners rejects it, whether or not a quorum is present. Reserves for capital expenditures must be stated in the resale certificate. This section does not reach communities created before the act. §W. Va. Code secs. 36B-3-103(c), 36B-4-109(a)(5) | No general deadline: all financial and other records must be made reasonably available for examination by any unit owner, and the statute sets no day count. Two specific documents do carry one. A statement of unpaid assessments must be furnished within ten business days of a written request, and the resale certificate within ten days. §W. Va. Code secs. 36B-3-118, 36B-3-116(g), 36B-4-109(b) | At least one association meeting each year, with notice hand delivered or sent prepaid by mail not less than ten nor more than sixty days in advance. The notice must state time, place and agenda items, including the general nature of any proposed amendment, any budget changes and any proposal to remove an officer or board member. No notice period is set for executive board meetings, and the section does not reach communities created before the act. §W. Va. Code secs. 36B-3-108, 36B-1-204 | None. West Virginia enacted the 1982 uniform text rather than the 2008 revision, so Article 3 contains no open meeting requirement and no owner attendance right; the meetings section covers annual and special meetings, notice and agendas only. Whether board meetings are open is set by your declaration and bylaws. §W. Va. Code secs. 36B-3-108, 36B-3-109 | By the end of any declarant control period the owners elect an executive board of at least three members, a majority of them unit owners, and the board then elects the officers. There is no statutory ballot or secret ballot procedure: qualifications, terms and the manner of electing and removing members must be set by the bylaws. Proxies must be dated and terminate one year after their date unless they specify a shorter term. Owners may remove any board member not appointed by the declarant by a two thirds vote of those present and entitled to vote at a meeting with a quorum. §W. Va. Code secs. 36B-3-103(f), 36B-3-106(a)(3), 36B-3-109(a), 36B-3-110(b) | The association has a lien on a unit for any assessment or fine from the date it falls due, and that lien is prior to a recorded first mortgage to the extent of the common expense assessments that would have come due during the six months immediately preceding an action to enforce the lien. Fines are allowed only after notice and an opportunity to be heard, and must be reasonable. Enforcement must begin within three years, the prevailing party gets costs and reasonable attorney fees, and the association may take a deed in lieu of foreclosure. The section speaks of an action to enforce the lien, not of a power of sale, so do not read it as authorising nonjudicial foreclosure. §W. Va. Code secs. 36B-3-116, 36B-3-102(a)(11) | None. West Virginia did not enact the uniform act's optional administration article, so Chapter 36B contains no registration, no licensing, no complaint process and no regulator. Any right or obligation declared by the chapter is enforceable by judicial proceeding, and any person adversely affected by a failure to comply has a claim for appropriate relief, with attorney fees and, for a wilful violation, punitive damages both possible. §W. Va. Code secs. 36B-1-113(b), 36B-4-117 | 2026-09-17 |
| Nebraska NE | No. The Nebraska Condominium Act mentions reserves only by counting allocations to reserves as a common expense and by letting the board adopt budgets that include reserves; it never requires that reserves be studied, calculated or funded to any level. Read this row as condominium law. The act governs condominiums created after January 1, 1984, older condominiums run on the 1963 Condominium Property Act with a short list of the newer act's sections reaching back, and Nebraska has no statute of any kind for non-condominium homeowners associations, which run on their covenants, their bylaws and the Nebraska Nonprofit Corporation Act. §Neb. Rev. Stat. secs. 76-826, 76-827(5), 76-860(a)(2) | No formula, target or minimum contribution, but there is a real budget procedure. Within thirty days of adopting a proposed budget the board must give all owners a summary and set a ratification meeting not less than fourteen nor more than thirty days after mailing, and the budget is ratified unless a majority of all votes in the association rejects it, whether or not a quorum is present; if owners do reject it, the last ratified budget continues. Surplus funds, after common expenses and any prepayment of reserves, go back to owners unless the declaration says otherwise. Reserves are not on the resale disclosure list. §Neb. Rev. Stat. secs. 76-861(c), 76-872, 76-884(a) | No deadline for condominiums: all financial and other records must be made reasonably available for examination by any unit owner and their authorised agents. Two hard ten day rules do exist, a recordable statement of unpaid assessments within ten business days of a written request, and resale information within ten days. A non-condominium association incorporated as a nonprofit works to a firmer rule instead, five business days of written notice for the corporate records list. §Neb. Rev. Stat. secs. 76-876, 76-874(g), 76-884(b), 21-19,166(a) | At least one membership meeting a year, with notice hand delivered or mailed postage prepaid not less than ten nor more than fifty days in advance to each unit's mailing address. The notice must state time, place and agenda items, including the general nature of any proposed amendment, any budget changes and any proposal to remove a director or officer. Special meetings may be called by the president, a board majority, or owners holding twenty percent of the votes. No notice period is set for board meetings. §Neb. Rev. Stat. sec. 76-866 | None. The act touches board meetings only to set a quorum, which is deemed present throughout if persons entitled to cast fifty percent of the board's votes are there at the start. Nebraska enacted no open meeting provision for condominiums and has none for homeowners associations either, so owner attendance is governed by the declaration and bylaws. §Neb. Rev. Stat. secs. 76-866, 76-867(b) | Declarant control ends no later than the earlier of sixty days after ninety percent of units are conveyed or two years after all declarants stop offering units in the ordinary course. Owners other than the declarant must elect at least one member and at least twenty-five percent of the board within sixty days after fifty percent of units are conveyed, and by the end of control a board of at least three, a majority of them unit owners, which then elects the officers. There is no statutory written ballot or mail vote. Proxies must be dated and terminate one year after their date. Owners may remove a member not appointed by the declarant, with or without cause, by a two thirds vote of those present and voting at a meeting with a quorum. §Neb. Rev. Stat. secs. 76-861(d) to (g), 76-864(a)(3), 76-868(b) | Reasonable fines are allowed after notice and an opportunity to be heard, and so are late charges. Nebraska is not a super priority state. The lien arises only once the assessment is due and a notice stating the dollar amount is recorded where mortgages are recorded, and it is subordinate to liens recorded before the declaration, to a first mortgage or deed of trust recorded before that notice, and to real estate tax liens. It is foreclosed like a mortgage, is not defeated by the homestead exemption, must be enforced within three years, and the prevailing party gets costs and reasonable attorney fees. Past due assessments may bear interest at a rate the association sets, not exceeding eighteen percent a year. §Neb. Rev. Stat. secs. 76-874, 76-873(b), 76-860(a)(11) | None. Nebraska did not enact the uniform act's administrative agency article, so there is no registration, no licensing and no complaint process. Any person adversely affected by a failure to comply with the act, the declaration or the bylaws has a claim for appropriate relief, any right or obligation under the act is enforceable by judicial proceeding, and the court may award costs and reasonable attorney fees. The Secretary of State handles corporate filings only, not governance. §Neb. Rev. Stat. secs. 76-837(b), 76-891.01 | 2026-09-17 |
| Arkansas AR | No. The Horizontal Property Act, Arkansas's condominium statute, has no reserve section, and neither the list of particulars a master deed must express nor the list of contents the bylaws must carry mentions reserves. Arkansas has not adopted the uniform act and has no statute at all for non-condominium property owners associations, which run on their recorded covenants and, where incorporated, the Arkansas Nonprofit Corporation Act. §Ark. Code Ann. sec. 18-13-104(b) | No formula, target, minimum contribution, budget ratification vote or reserve disclosure duty. Co-owners pay the expenses of administration in the percentages established by the master deed, and a past due assessment may bear interest at a lawful rate the association sets. Act 516 of 2025 modernised the declarant, development rights and master deed provisions for regimes organised on or after September 1, 2025, and added nothing on reserves. §Ark. Code Ann. sec. 18-13-116(a)(1), (b)(4); Acts 2025, No. 516 | Not tracked | Not tracked | Not tracked | Not tracked | No statutory power to fine, no recorded assessment lien and no foreclosure remedy in the condominium statute. What the act gives is a priority at sale: unpaid assessments are paid first out of the sale price or by the acquirer in preference over other assessments, but behind unpaid property taxes and behind recorded mortgages, and the buyer is jointly and severally liable with the seller for the seller's arrears. Any stronger lien or fine power an Arkansas association holds comes from its own recorded declaration, not from the statute. §Ark. Code Ann. sec. 18-13-116(c), (d) | Not tracked | 2026-09-17 |
| Idaho ID | No. Neither the Homeowner's Association Act nor the Condominium Property Act requires a reserve study, a reserve analysis or any reserve fund, and neither sets a frequency, a preparer qualification or a reserve disclosure at resale. The negative claim is read off the full section lists of both chapters: chapter 32 runs from 55-3201 to 55-3213 and carries no reserve section, and chapter 15 carries none either. What the act controls instead is how the number is set. The association determines and establishes the amount of assessments in accordance with its governing documents or, where the governing documents do not say, with the approval of a majority of the members. §Idaho Code secs. 55-3204(3)(d); chapter 32 section list, 55-3201 to 55-3213 | No formula, percent funded target, minimum contribution or budget ratification vote. Idaho regulates the disclosure of money rather than the size of the reserve. On or before January 1 each year the association must give its members a disclosure of the fees that will be charged, and fees for the following calendar year may not exceed that disclosed amount, with no surcharge or additional fee at a transfer of ownership. Within sixty days of the close of the fiscal year every member receives an updated and reconciled financial disclosure, and a member may ask for an updated disclosure at any time and must have it within ten business days. In an unincorporated association the bylaws must provide that no fee or assessment may be increased unless a majority of all members votes in favour, which is a majority of the whole membership and not of a quorum. §Idaho Code secs. 55-3205(2), (3), (4); 55-3204(7)(e) | Five business days for the one document that decides a closing. A statement of the member's assessment account is due no more than five business days after a written request is received by the manager, president, board member or other agent of the association. It must list all outstanding assessments, charges and fees due to the association, including any transfer fee, late fees and accrued interest, and state the amount of any transfer fee that may be charged on a transfer. No fee may be charged for it, and charging one is declared a violation of the Idaho Consumer Protection Act. The association is bound by the amounts set out in the statement, so an understated payoff is the association's problem and not the buyer's. An updated financial disclosure is due within ten business days. Every other record runs on the records and reports part of the Idaho Nonprofit Corporation Act, which the act adopts by reference. Minutes of every meeting, board and membership alike, must be preserved for at least ten years. §Idaho Code secs. 55-3205(1), (3), (5); 55-3204(3)(c) | A meeting of the membership each calendar year, which may be held in person or, with the approval of a simple majority of the members, through an electronic or hybrid model. The act sets no day count of its own: notice of association meetings is governed by sections 30-30-501 and 30-30-505 of the Idaho Nonprofit Corporation Act, which the Homeowner's Association Act adopts by reference, so read those two sections for the deadline. The board may adopt a process letting members choose electronic notice instead of mail, but all dates and information in the notice must remain the same as a mailed notice. An unincorporated association must have bylaws requiring at least one meeting each calendar year and requiring that notice of any meeting be published and distributed to all members. §Idaho Code sec. 55-3204(3)(a), (3)(b), (7)(a), (7)(b) | Yes, and it is one of the stronger owner protections in the country. Board meetings must be open to the members and to any representative or agent a member designates in a signed writing. The board may exclude members from a portion only on a majority vote of the board and only for five listed purposes: personnel, hiring, bid review or contract negotiation; records not subject to disclosure under the nonprofit corporation act records part; consulting an attorney to obtain legal advice; ongoing or potential litigation, mediation, arbitration or administrative proceedings; and sensitive matters related to an individual member's property or assessments, such as violations or delinquent assessments. The statute says in terms that the mere presence of legal counsel at a board meeting does not justify entering executive session. No advance notice period is set for board meetings, so that comes from your bylaws. A board also may not use its power to adopt rules governing the common property to expand the restrictive covenants as they relate to a member's property. §Idaho Code sec. 55-3204(1), (2), (5) | Check the formation date first, because the turnover rules reach only a homeowner's association formed after July 1, 2025. For those, the governing documents may provide a period of declarant control, but on or before one hundred eighty days after seventy-five percent of the lots are conveyed to owners other than the declarant or a homebuilder reselling finished homes, at least one third of the board positions must be offered for election by non-declarant owners. Once ninety-five percent of the development is built and occupied the declarant must begin turning over full control and must finish within twelve months. Board members elected by owners during declarant control may not be removed by the declarant, and an adversely affected owner may seek injunctive relief to compel compliance within thirty days of sending written notice. Outside declarant control only one owner per lot may serve on the board at a time. Proxies are allowed under the nonprofit corporation act, except that no single owner may hold proxies representing more than fifty percent of the total votes and a person may not serve on the board if another board member lives in the same household in the same primary residence. Those last two limits do not apply to an association with fewer than twenty residences. Removal of a board member runs through sections 30-30-502 and 30-30-608 of the nonprofit corporation act, which the act adopts. §Idaho Code secs. 55-3204A; 55-3204B; 55-3204(6) | Fines carry a real process, and Idaho gives the association lien no priority at all. No fine may be imposed unless the authority to fine is clearly set forth in the covenants and restrictions, a majority vote of the board is required, and written notice must be served on the member by personal service or certified mail at least thirty days before the meeting at which the fine will be voted on. If the member begins resolving the violation before that meeting, no fine may be imposed as long as the member continues to address it in good faith until fully resolved. No portion of a fine may be used to increase the pay of a board member or agent, and attorney fees and costs may not accrue or be assessed or collected until the association has complied with the section and the member has failed to cure. On liens, the association records a verified claim in the county stating the amount due after credits and offsets, the owner's name if known, the association's name and a description of the property; once recorded, later unpaid assessments accumulate on it without further filings; and a true copy of the recorded lien must be served on the owner within five business days. Chapter 32 states no priority rule, so Idaho is not a super priority state. Condominiums are sharper and shorter lived: a recorded notice of assessment is prior to all liens filed or recorded after it, subject to any subordination in the declaration and to timely labour and materialmen's liens, but it expires one year from recordation unless satisfied or enforcement has begun, extendable once by up to a further year by recorded written extension, and it may be enforced by sale in the manner permitted for powers of sale in deeds of trust. §Idaho Code secs. 55-3206; 55-3207; 55-1518 | None. No Idaho agency registers, licenses, audits or takes complaints about homeowner's associations or condominium associations, and neither chapter 32 nor chapter 15 assigns a role to any agency, board or commission. Enforcement is private, with a one way fee shift that runs in the owner's favour: if a homeowner's association violates any provision of chapter 32 and a member prevails in a legal action to protect his rights, the member is entitled to an award of reasonable attorney's fees, and there is no matching entitlement for the association. A court may separately determine the reasonableness of fees and costs the association assessed against a member and may award fees to the prevailing party in that dispute. One narrow abuse does reach a state enforcer: charging a member a fee for the required statement of assessment account is declared a violation of the Idaho Consumer Protection Act. §Idaho Code secs. 55-3204(8); 55-3206(4); 55-3205(1); chapter 32 section list | 2026-09-18 |
| New Mexico NM | No in either regime, but read the scope line first because New Mexico has two acts. The Homeowner Association Act applies to all homeowner associations created and existing in the state, with one size carve out: the sections on proxy and absentee voting, on the financial audit and on attorney fees do not apply to an association created before July 1, 2013 that has fewer than thirty lots, though any amendment to that association's community documents must still comply with the act. The Homeowner Association Act does not apply at all to a condominium governed by the Condominium Act. Neither act requires a reserve study, a reserve analysis, a frequency or a preparer. What New Mexico requires instead is a periodic look at the books: at least every three years the board must provide for a financial audit, review or compilation of the association's records in accordance with generally accepted accounting principles by an independent certified public accountant, with the cost assessed as a common expense, and the result made available to lot owners within thirty calendar days of completion. §NMSA 1978 secs. 47-16-15, 47-16-10 | No formula, percent funded target or minimum contribution, and no owner ratification vote on the budget. The board or the lot owners, as the community documents provide, must adopt a budget annually, and within thirty calendar days after adoption of any proposed budget the board must provide a copy to all the lot owners. With that copy goes a statement of all fees and fines that may be charged by the association or by any management company retained to act on its behalf, including the charge for a disclosure certificate. There is no statutory reserve line item and no vote by which owners can reject the budget, so in New Mexico the budget is what the board adopts unless the community documents say otherwise. §NMSA 1978 sec. 47-16-7(E), (F) | Ten business days from a written request, with money attached to the deadline. All financial and other records of the association must be made available during regular business hours for examination by a lot owner within ten business days of a written request. The association may not charge a fee for making them available for review and may charge no more than ten cents a page for copies. The list is long and specific: the declaration and bylaws, the name, address and telephone number of the designated agent, the names and addresses of all members, five years of owner and board minutes other than executive sessions and five years of committee actions taken in place of the board, the current operating budget, current regular and special assessments, financial statements and accounts including bank account statements, transaction registers and amounts held in reserve, the most recent audit or review, all current contracts, current insurance policies with company names, policy limits, deductibles, additional named insureds and expiration dates for property, general liability, director and officer and fidelity cover, and any electronic record of board action. Missing the deadline creates a rebuttable presumption that the association wilfully failed to comply, and the owner is entitled to the greater of actual damages or fifty dollars per calendar day starting on the eleventh business day. §NMSA 1978 sec. 47-16-5 | An annual meeting at least once every thirteen months. Written notice stating the time, date and location, and in the case of a special meeting the purpose or purposes for which it is called, must be delivered electronically, hand delivered or sent by mail not less than ten and no more than fifty days before the meeting. Mailed notice is deemed delivered when addressed to the lot owner at the address in the association's records and deposited in the mail postage prepaid. These timings apply notwithstanding a provision to the contrary in the community documents, so bylaws cannot shorten or lengthen them. §NMSA 1978 sec. 47-16-17(A), (B) | Yes, with a forty-eight hour clock and a short closed list. Unless the community documents require longer, notice of the time, date and location of board meetings, together with drafts of any proposed policy resolutions, must be provided to lot owners at least forty-eight hours in advance, electronically, by conspicuous posting, by posting on the association's website or social media, or by any other reasonable means the board determines. All lot owners have the right to attend and speak at all open meetings, though the board may place reasonable time restrictions on speakers. Any portion of a meeting may be closed only if that portion is limited to legal advice from an attorney for the board or association, pending or contemplated litigation, or personal, health or financial information about an individual member, employee or contractor of the association. Those three are the whole list. The association must maintain a written copy of the minutes of all association meetings, including summaries of all agenda items and formal actions taken. §NMSA 1978 sec. 47-16-17(C) to (F) | Declarant control has a ceiling and a stepped handover, with one carve out worth checking before you rely on it. The period terminates no later than the earlier of sixty days after seventy-five percent of the lots that are part of the development, and any lots that may be added, are conveyed to owners other than a declarant; two years after all declarants have ceased to offer lots for sale in the ordinary course of business; two years after a development right to add new lots was last exercised; or the day the declarant records an instrument voluntarily terminating all rights to declarant control. That automatic sunset does not apply to a master planned community. On the way there, not later than sixty days after twenty-five percent of the lots are conveyed to non-declarant owners, at least one member and not less than twenty-five percent of the board must be elected by lot owners. On voting, the association must provide for votes to be cast in person, by absentee ballot and by proxy. A proxy must be dated and executed by a lot owner, must allow revocation on notice to the person presiding, and is valid only for the meeting at which it is cast; no one may be paid to collect proxy votes; proxy and absentee votes count toward a quorum; and ballots, if used, must be counted by a neutral third party or by volunteers selected at an open meeting who are not board members and, in a contested election, not candidates. §NMSA 1978 secs. 47-16-8(B), (C), (E); 47-16-9 | New Mexico is not a six month super priority state, and the official compiler says so. The Condominium Act's lien section is similar to section 3-116 of the Uniform Condominium Act with stated exceptions, and the compiler's note records that subsection (b) of the uniform section, the provision giving the association's lien priority over all other liens and encumbrances, is not incorporated by the New Mexico act. New Mexico added its own subsection H instead, under which the lien is subordinate to other liens or encumbrances to the extent the declaration provides. The six month priority language that appears on commercial reprints of this section is the uniform act Commissioners' Comment, not enacted New Mexico law. The condominium lien is extinguished unless enforcement proceedings begin within three years after the full amount becomes due, a recordable statement of unpaid assessments is due within ten business days of a written request, and foreclosure is in like manner as a mortgage. On the homeowners association side the lien arises from the time an assessment or fine becomes due, recording the declaration is notice and perfection, foreclosure is again like a mortgage, and the act states no priority rule at all. Before levying a fine or suspending common area rights the association must give fourteen days written notice of a hearing and an opportunity to be heard or to submit a written statement, and if the board or its committee does not approve the fine or suspension by majority vote, neither may be imposed; no notice or hearing is required for a violation posing an imminent threat to public health or safety. §NMSA 1978 sec. 47-7C-16 and compiler's note; secs. 47-16-6(B) to (D), 47-16-18(E) to (G) | None. No New Mexico agency registers, licenses or takes complaints about homeowner associations or condominium associations, and the Homeowner Association Act assigns no role to any agency. The only filing is local and clerical, and it has teeth in one direction. An association must record a notice of homeowner association with the county clerk fully and accurately disclosing the association's name and address, any management company charged with preparing a disclosure certificate, and the recording data for the subdivision plat and the declaration. If the association fails to record that notice, its authority to charge an assessment, to levy a fine for late payment of an assessment, or to enforce a lien for nonpayment is suspended until the notice is recorded. Enforcement is otherwise private. A lot owner denied access to records is entitled to the greater of actual damages or fifty dollars per calendar day, and a court may award attorney fees and costs to any party that prevails in a civil action between a lot owner and the association or declarant, provided the declaration or bylaws allow at least one party to recover them. §NMSA 1978 secs. 47-16-4(C), (D); 47-16-5(D); 47-16-14 | 2026-09-18 |
| Alabama AL | No, and the date your community was created decides which Alabama act even reaches you. The Alabama Uniform Condominium Act applies to condominiums created after January 1, 1991; for a condominium created before that date only a short closed list of sections reaches back, and that list includes the lien, records and resale sections but not the board, budget, meeting, quorum, proxy or assessment sections. The Alabama Homeowners' Association Act applies to developments subject to a declaration recorded in the probate office on or after January 1, 2016, and to an older association only if a majority of its members elects to be governed by it; it does not apply to nonresidential developments, to any association subject to the condominium chapters, or to cooperatives, time shares and campgrounds. A large share of Alabama's existing homeowners associations therefore sit under no state governance statute at all, and run on their declaration plus nonprofit corporation law. Neither act requires a reserve study. The condominium act gives the association power to adopt and amend budgets for revenues, expenditures and reserves, which is a permission and not a duty, and the Homeowners' Association Act asks only for the current operating budget and reserve funds, if any. §Ala. Code secs. 35-8A-102(a), 35-20-3; 35-8A-302(a)(2); 35-20-13(b)(3) | No formula, percent funded target or minimum contribution, but there is a budget ratification procedure, and it is unusually favourable to the board. Within thirty days after adoption of any proposed budget the condominium board must provide a copy to all unit owners and set a meeting to consider ratification not less than ten nor more than fifty days after the budget is delivered or mailed. Unless at that meeting a majority of all the unit owners present in person or by proxy, or any larger vote the declaration specifies, rejects the budget, the budget is ratified, whether or not a quorum is present. If owners do reject it, the last ratified budget continues until they ratify a later one. After the first assessment, assessments must be made at least annually based on a budget adopted at least annually, and any past due assessment bears interest at a rate the association sets, not exceeding eighteen percent a year. None of that reaches a condominium created before January 1, 1991. The Homeowners' Association Act has no budget procedure and requires only that the organisational documents provide for preparation and submission of annual budgets to the members. §Ala. Code secs. 35-8A-303(c), 35-8A-315(a), (b); 35-20-5(c)(7) | The two regimes split sharply, and this is the most practical split in Alabama law. The condominium act sets no day count for ordinary records: the association keeps financial records detailed enough to produce resale certificates, and all financial and other records must be made reasonably available for examination by any unit owner and authorised agents, in the county where the condominium is located. Two hard clocks sit around a sale. A resale certificate is due within ten days of the unit owner's request. A written request for a statement of assessments levied against a unit, including whether they are past due and the amount past due with late charges and interest, must be answered within ten business days, and failing to furnish it releases the association's lien against the unit for that amount, though it does not discharge the owner's debt; a fee of up to twenty-five dollars may be required if the condominium instruments so provide. Under the Homeowners' Association Act there is a real deadline: records and information must be made available to a member or potential purchaser on written request within a reasonable time not to exceed thirty days, on payment of reasonable costs, in paper or electronic form or by directing the requester to the public record. The act then lists ten items, including the most recent assessments and any board approved assessments not yet in effect with dates due, the current operating budget and reserve funds and last year's statement of financial condition, insurance and fidelity bond documents, association loans and collateral, current officer and agent contact details, the current covenants and architectural control regulations, initiation or transfer fees due at closing, a list of common areas, and identifying information for pending lawsuits, judgments, liens and arbitrations. §Ala. Code secs. 35-8A-318, 35-8A-409(b), 35-8A-316(h); 35-20-13(a), (b) | For condominiums the rule is precise and narrower than boards expect. A meeting of the association must be held at least once each year, and not less than ten nor more than sixty days in advance the secretary or other officer specified in the bylaws must cause notice to be hand delivered or sent prepaid by United States mail to the mailing address of each unit or to another mailing address the owner designated in writing. The notice must state the time and place and the items on the agenda, including the general nature of any proposed amendment to the declaration or bylaws, any budget changes, and any proposal to remove an officer or a member of the board. Note what the section does not authorise: hand delivery or prepaid mail, not email. Special meetings may be called by the president, a majority of the board, or unit owners having twenty percent of the votes or any lower percentage specified in the bylaws, and the budget ratification meeting runs on its own clock of ten to fifty days. The Homeowners' Association Act sets no general notice period: its only notice section is the declarant turnover election, where within one hundred twenty days of the date members gain the right to elect a board the declarant must call a special meeting with notice given under the nonprofit corporation law, stating the purpose, naming existing directors and those who may continue, and providing for nominations on the written consent of at least ten percent of the membership unless the governing documents say otherwise. §Ala. Code secs. 35-8A-308, 35-8A-303(c); 35-20-9 | None. Alabama has no open meeting law for community association boards. Neither act requires board meetings to be open to owners, requires notice of board meetings, or creates or limits executive session. Section 35-8A-308 governs meetings of the association, meaning meetings of the membership, not meetings of the board, and the only board meeting rule in the condominium act is a quorum rule. Whether your board meetings are open, noticed and minuted is therefore controlled entirely by your bylaws. A board can meet privately in Alabama without breaking state law, and it also has no statutory shield when owners object, which is why many Alabama boards adopt an open meeting bylaw voluntarily. §Ala. Code secs. 35-8A-308, 35-8A-309(b) | The condominium act sets real guardrails. The board may act for the association generally, but it may not elect board members or determine their qualifications, powers, duties or terms of office, and may only fill vacancies for the unexpired portion of a term. Declarant control terminates no later than the earliest of sixty days after conveyance of seventy-five percent of the units that may be created to non-declarant owners, two years after all declarants have ceased to offer units for sale in the ordinary course of business, or two years after any development right to add new units was last exercised. Owners take seats on the way there: not later than ninety days after twenty-five percent of the units that may be created are conveyed to non-declarant owners, at least one member and not less than twenty-five percent of the board must be elected by those owners, and not later than ninety days after fifty percent are conveyed, not less than thirty-three and one third percent. Not later than the end of declarant control the unit owners elect a board of at least three members. Removal is the strictest rule in the chapter and it cannot be done by mail: notwithstanding any provision of the declaration or bylaws, the unit owners may remove any board member other than a declarant appointee, with or without cause, by a two thirds vote of all persons present in person and entitled to vote at a meeting at which a quorum in person is present. §Ala. Code sec. 35-8A-303(b), (d), (e), (f), (g) | Alabama condominiums have a six month super priority; Alabama homeowners associations have none. A condominium association may impose charges for late payment of assessments and, after notice and an opportunity to be heard, levy reasonable fines for violations, and past due assessments bear interest at a rate the association sets, capped at eighteen percent a year. The lien attaches from the time the assessment or fine becomes due, and recording the declaration is itself record notice and perfection, so no separate claim of lien is recorded. It is prior to all other liens and encumbrances except liens recorded before the declaration, a first security interest recorded before the assessment went delinquent, and real estate taxes and other governmental charges; and it is also prior to that first mortgage to the extent of the common expense assessments, based on the periodic budget, that would have become due absent acceleration during the six months immediately preceding the association's civil action to enforce the lien or a foreclosure of the mortgage. That six month priority excludes the association's costs and attorney fees, and it is cut back to whatever the Freddie Mac, Fannie Mae or Ginnie Mae rules allow where the mortgage holder shows the loan is assigned to, owned by or guaranteed by one of them. The lien is not subject to homestead or other exemptions and is extinguished unless enforcement begins within three years after the full amount becomes due. Under the Homeowners' Association Act the board may suspend a member's right to use association facilities or services for nonpayment, so long as access to the member's own lot is not denied, and may assess reasonable penalties for violations after the member has had an opportunity to be heard and represented by counsel before the board. That lien is far weaker: priority only over subsequent liens and encumbrances, and expressly not over state and county ad valorem taxes, municipal improvement assessments, fixture filings, mortgages or deeds of trust. Its procedure is strict: thirty days written notice by certified mail before recording, then a verified statement of lien recorded with the judge of probate within twelve months of the assessment becoming due, then a verified complaint in court, with any sale advertised once a week for three successive weeks. §Ala. Code secs. 35-8A-302(a)(10) to (12), 35-8A-315(b), 35-8A-316; 35-20-11, 35-20-12 | No regulator, one records depository. No Alabama agency licenses, registers or supervises association boards or managers, and no state office takes owner complaints about a board. A homeowners' association created on or after January 1, 2016 must be organised as a nonprofit corporation and must file with the Secretary of State, in addition to the normal nonprofit filings, its bylaws or other governing documents and the original covenants, conditions or restrictions adopted by the association. The Secretary of State must implement and maintain a public electronic database organised by association name and searchable through its website, and may adopt rules and reasonable filing fees. Two limits matter. Documents filed there are expressly deemed not to provide notice under the recording chapter, and the statute gives the Secretary of State no complaint, audit, investigative or enforcement power. Keep the offices straight as well: the declaration and any Homeowners' Association Act lien statement are recorded with the judge of probate of the county, while the governing document filing goes to the Secretary of State. §Ala. Code sec. 35-20-5(a), (b); 35-20-12(c), (d) | 2026-09-18 |
| Alaska AK | No. AS 34.08, Alaska's Uniform Common Interest Ownership Act, requires no reserve study and no reserve analysis, and the phrase reserve study does not appear anywhere in the chapter. The only engineer certified reserve figure in Alaska law is a declarant duty at the sales stage: the public offering statement must disclose the assumptions behind the reserve amount, certified by a certified architect or engineer, together with the budgeted reserve for repairs and replacement and the estimated cost and useful life of the asset. Nothing renews that obligation once the declarant is gone, so reserve planning in Alaska is a governing document and fiduciary question under the care required of fiduciaries in 34.08.330(a), not a statutory checkbox. Read the applicability line first, because AS 34.08 reaches only communities created after January 1, 1986. §AS 34.08.530(a)(5); 34.08.330(a) | No percent funded target, no minimum contribution and no formula, but Alaska does have a negative option budget vote that boards routinely misread. Within thirty days after the board adopts a proposed budget it must give every owner a summary and set a ratification meeting not less than fourteen nor more than thirty days after the summary is mailed. Unless a majority of all unit owners rejects the budget at that meeting, the budget is ratified, whether or not a quorum is present, so silence ratifies and a thin turnout cannot defeat it; if owners do reject it, the last ratified budget continues. Assessments must be made at least annually on an annually adopted budget, past due amounts may bear interest at a rate the association sets not exceeding eighteen percent per year, and any surplus left after common expenses and prepayment of reserves goes back to owners unless the declaration says otherwise. §AS 34.08.330(c); 34.08.460(a), (b); 34.08.450 | No deadline in days and no copy price cap, which makes this the thinnest column in the Alaska row. The whole general right is that financial and other records must be made reasonably available for examination by a unit owner or an authorised agent: no list of what may be withheld, no privacy carve out, no per day penalty, and the only lever is the word reasonably plus a suit under 34.08.670, where punitive damages are available for a wilful failure to comply. Two hard clocks do exist and both are tied to a sale rather than to governance, so do not rely on them for an ordinary document request: a resale certificate within ten days of a written request and a reasonable fee, and a statement of unpaid assessments within ten business days of the request, which then binds the association, the board and every unit owner. A departing manager or accountant must return all association records within five days of the contract ending, and the association may sue for their return and for damages. §AS 34.08.490(a), (b); 34.08.590(b); 34.08.470(h); 34.08.670 | Owner meetings: not less than ten nor more than sixty days in advance, hand delivered or sent prepaid by United States mail to the unit's mailing address or to an address the owner designates in writing. Email is not an authorised method under this section, so an Alaska association sending notice by email is relying on its bylaws rather than on the statute. The notice must state the time and place and the items on the agenda, including the general nature of any proposed amendment to the declaration or bylaws, budget changes, and any proposal to remove an officer or board member. Board meetings are different: AS 34.08 sets no notice period, no delivery method and no agenda requirement for executive board meetings at all, so board meeting notice in Alaska comes only from the bylaws. §AS 34.08.390 | None. Alaska has no statutory open meeting rule for community associations: no right for an owner to attend a board meeting, no executive session grounds, and no owner comment period. The phrases executive session and open to do not appear in the chapter. The only statutory board meeting rule is quorum, and it is set at fifty percent of the board votes present at the beginning of the meeting unless the bylaws specify more. Whether you may sit in on your board's meeting is therefore a declaration and bylaws question in Alaska, with the fiduciary duty in 34.08.330(a) and the records right in 34.08.490(a) as the only indirect backstops. §AS 34.08.400(b); 34.08.330(a); no open meeting section in AS 34.08 | Alaska sets the frame and leaves the mechanics to the bylaws. The board must have at least three members, or one or two if the declaration so provides and the community has fewer than twelve units, and a majority of the board must be unit owners. There is no statutory secret ballot, no written ballot rule and no inspector of elections for board seats. The word ballot appears twice in the whole chapter, both times in the court route for amending a declaration under 34.08.255. Cumulative voting is the one voting method the act does address, and the act makes it available only through the declaration. Under 34.08.150(d) the declaration may provide for cumulative voting only to elect members of the executive board, so a board cannot adopt it by resolution and cannot use it for any other vote. A declarant may not use cumulative or class voting to evade a limit this chapter places on declarants, and units do not become a class because a declarant owns them. Corrected October 25, 2026: this cell previously said Alaska has no statutory cumulative voting rule, and 34.08.150(d) sets one. See Updates. Terms, qualifications and the manner of electing and removing directors must be in the bylaws, and the board may fill a vacancy for the unexpired term but may not elect its own members. Owner meeting quorum is twenty percent of the votes that may be cast for election of the board, in person or by proxy, unless the bylaws say otherwise; a proxy is void if undated or purportedly revocable without notice and terminates one year after its date. Removal is a real lever and cannot be written out: notwithstanding any contrary provision of the declaration or bylaws, owners may remove a board member with or without cause by a two thirds vote of all persons present and entitled to vote at a meeting with a quorum, other than a declarant appointed member. Declarant control ends at the earliest of sixty days after seventy five percent of the units are conveyed, two years after all declarants stop offering units in the ordinary course of business, or two years after any right to add new units was last exercised. §AS 34.08.330(b), (d), (f), (g); 34.08.150(d); 34.08.255; 34.08.370(a)(3); 34.08.400(a); 34.08.410(b) | Fines need notice and an opportunity to be heard, and that is the whole procedure: the association may levy a reasonable fine for a violation of the declaration, bylaws or rules after notice and a hearing, with no dollar cap, no per day cap, no minimum cure period and no description of what the hearing must look like. Unpaid fines are collectible as assessments unless the declaration says otherwise. The lien is where Alaska is strong, and the recording of the declaration is itself record notice and perfection, so no separate claim of lien need be recorded. The lien is generally junior to encumbrances recorded before the declaration, to a first security interest recorded before the assessment became delinquent, and to tax and governmental liens, but it is also prior to that first security interest for the common expense assessments, based on the periodic budget, that would have come due without acceleration during the six months immediately preceding the action to enforce the lien. Read the scope of that six month window carefully: it covers regular budgeted common expense assessments only, so fines, late charges, interest, attorney fees and special assessments sit outside it even though they are otherwise enforceable as assessments. Two dates matter next. The lien is extinguished, not merely barred, unless enforcement proceedings begin within three years after the full amount became due, and in a condominium or planned community it must be foreclosed judicially as a lien is foreclosed under AS 34.35.005, with no power of sale. §AS 34.08.320(a)(11); 34.08.470(a), (b), (d), (e), (j)(1) | No agency registers, audits or regulates Alaska associations, and there is no HOA ombudsman, but Alaska is one of the few states that licenses the manager. Unless licensed as a real estate broker, associate broker or salesperson, a person may not collect fees for community association management or practice, or negotiate for a contract to practise, community association management, which puts your management company under the Alaska Real Estate Commission. Two limits are worth writing into any management contract because they are already the law: a licensee may not exercise control over an association's reserves or investment accounts at all, and may control the operating account only under a contract the board has approved and only where the bank sends duplicate statements to the licensee and to the board at separate addresses. A complaint about a manager therefore has somewhere to go; a complaint about a board does not, and is enforced only by suit, where a person adversely affected has a claim for appropriate relief and punitive damages are available for a wilful failure to comply. §AS 08.88.161(5), (6); 08.88.175; AS 34.08.670 | 2026-10-25 |
| Kansas KS | No. The Kansas Uniform Common Interest Owners Bill of Rights Act, at K.S.A. 58-4601 to 58-4623, requires no reserve study and no reserve analysis, and the word reserve does not appear in any of its twenty two operative sections. The older Apartment Ownership Act and Townhouse Ownership Act have no reserve provision either. The only financial planning duty is that the board shall propose and adopt a budget at least annually. Check the size gate before anything else in this row: the Bill of Rights Act applies only to common interest communities containing twelve or more units that may be used for residential purposes, so an eleven unit community sits outside it entirely and runs on its declaration plus, if incorporated, the Kansas General Corporation Code. §K.S.A. 58-4620(a); 58-4605(a) | No percent funded target, no formula, no minimum contribution and, unlike most states that copied the uniform act, no owner ratification vote. In Kansas the board adopts the budget and owners get notice and a voice but no veto: notice of any meeting at which a budget will be considered must reach owners at least ten days before the meeting, a copy of the proposal must go to any owner who asks, and owners must be given a reasonable opportunity to comment before the board acts. A special assessment follows the same route, with one exception that boards should know: if the board determines by a two thirds vote of the whole board membership that a special assessment is necessary to respond to an emergency, it takes effect immediately, notice goes out promptly, and the money may be spent only for the purposes described in the vote. The nearest thing to a reserve disclosure is the record retention duty, which requires the association to keep its financial statements and tax returns for the past three years. §K.S.A. 58-4620(a), (b), (c); 58-4616(a)(5) | Kansas sets an owner notice period, not an association production deadline, which is the opposite of how most states in this table are written. Records must be available for examination and copying during reasonable business hours or at a mutually convenient time and location, on ten days written notice reasonably identifying the specific records requested. There is no per day penalty for refusal; the remedy is a suit under 58-4621, where the court may award reasonable attorney fees and costs. The association may charge a reasonable fee for copies and for supervising the inspection, is not obliged to compile or synthesise information, and may withhold on eight listed grounds: personnel, salary and medical records of named individuals, contracts and commercial transactions currently being negotiated, existing or potential litigation or arbitration, potential enforcement proceedings, privileged communications with counsel, information whose disclosure would violate other law, records of an executive session, and individual unit files other than the requesting owner's own. Retention is five years for most categories, three years for financial statements and tax returns, and one year for ballots, proxies and voting records after the vote they relate to. §K.S.A. 58-4616(a), (b), (c), (d), (f) | Owner meetings and board meetings run on different clocks, and Kansas is unusually clear about both. Owners must be notified of the time, date and place of each annual and special owner meeting not less than ten days or more than sixty days before the meeting, by any method reasonably calculated to provide notice, and the notice must state the agenda, including the general nature of any proposed declaration or bylaw amendment, any budget proposals or changes, and any proposal to remove an officer or board member. The ten day minimum may be reduced or waived for a meeting called to deal with an emergency. Board meetings require notice of time, date, place and agenda to each board member and to the owners at least five days before the meeting, unless the meeting was already on a schedule given to owners or is an emergency. Delivery goes to any mailing or electronic mail address an owner designates, and a good faith delivery attempt that fails does not invalidate the action taken. §K.S.A. 58-4611(c), (d); 58-4612(e); 58-4618(a), (c) | Yes, and this is the strongest column in the Kansas row. Meetings of the board and of committees authorised to act for the association must be open to unit owners except during executive session, executive session may be held only during a regular or special meeting, and no final vote or action may be taken in executive session. The five permitted grounds are consulting the association's attorney on legal matters, existing or potential litigation or arbitration, labour or personnel matters, contracts and commercial transactions currently being negotiated where premature general knowledge would disadvantage the association, and matters whose disclosure the board determines would violate someone's privacy. Owners have an affirmative right to speak: at each board meeting the board shall provide a reasonable opportunity for owners to comment on any matter affecting the community, and board members may not use incidental or social gatherings or any other method to evade the open meeting requirement. If materials go to the board before a meeting, copies must be made reasonably available to owners at the same time, excluding unapproved minutes and executive session materials. One deadline to diary: a challenge to a board action for failure to comply with this section may not be brought more than sixty days after the minutes of that meeting are approved or the record of the action is distributed to owners, whichever is later. §K.S.A. 58-4612(a), (b), (d), (f), (j) | Kansas does not prescribe an election procedure; it prescribes that your bylaws must contain one, specifying the qualifications, powers, duties, terms of office and manner of electing and removing directors and officers. There is no statutory term length and no nomination procedure, but the board may not elect its own members, though it may fill a vacancy for the unexpired term or until the next regularly scheduled election. Owners may vote in person, by secret ballot, by absentee ballot, by proxy, or by electronic or paper ballot when a vote is taken without a meeting; an absentee ballot requested at least three days before the meeting must be delivered promptly. Watch the proxy cap, which is unusual and worth checking at your next election: a person other than a board member may not cast undirected proxies representing more than fifteen percent of the votes in the association, and a proxy is void if undated and is valid only for the meeting at which it is cast. Quorum is twenty percent of the association's votes unless the bylaws provide otherwise, and meetings run under the most recent Robert's Rules of Order Newly Revised unless the bylaws say otherwise. Removal is a low bar: owners may remove any director or owner elected officer with or without cause if the votes for removal exceed the votes against, provided removal was listed in the meeting notice and the person has a reasonable opportunity to speak first. Note one gap: the act repeatedly refers to the period of declarant control but never defines it and sets no turnover trigger, so in Kansas the turnover date comes from the declaration. §K.S.A. 58-4610(a)(3); 58-4609(c)(4); 58-4613; 58-4614(a), (b), (c); 58-4619(a), (b) | Kansas law contains no fine procedure at all: no notice requirement, no hearing requirement, no dollar cap and no per day cap. The only statutory reference is permissive, that the board may determine whether to take enforcement action by exercising the association's power to impose sanctions, so the power to fine exists only if your declaration or bylaws create it. Two guardrails still apply: the board may not be arbitrary or capricious in taking enforcement action, and every duty under the act carries an obligation of good faith. On delinquency the association may suspend rights and privileges but may not deny an owner access to the owner's unit, suspend the right to vote except on assessment and fee issues, or withhold a service where doing so would endanger health, safety or property. The lien is the weak point and the answer boards most often get wrong. The Bill of Rights Act creates no assessment lien at all, and there is no super priority in Kansas: under the Apartment Ownership Act and the Townhouse Ownership Act alike the lien is prior to all other liens except tax liens and all sums unpaid on a first mortgage of record, which is zero months of priority. Worse for the remaining owners, a first mortgagee or purchaser who takes title through foreclosure of that first mortgage is not liable for the share of common expenses that fell due before it acquired title, and those arrears become a common expense collectible from all the owners including the acquirer. Foreclosure is judicial, in like manner as a mortgage of real property, and a suit for a money judgment may be brought without foreclosing or waiving the lien. There is no assessment specific limitation period; the general five year written contract limitation is the working number. §K.S.A. 58-4608(a)(6), (b), (c); 58-3123(a), (b); 58-3710; K.S.A. 60-511(1) | None. No Kansas agency registers, licenses or regulates community associations, and there is no HOA ombudsman; no section of the Bill of Rights Act, the Apartment Ownership Act or the Townhouse Ownership Act assigns any role to the Attorney General or to any other agency. Enforcement is entirely private and judicial: a declarant, association, owner or any other person subject to the act may sue to enforce a right granted or an obligation imposed by the act, the declaration or the bylaws, and the court may award reasonable attorney fees and costs, with remedies to be liberally administered. Parties may agree to binding or non binding alternative dispute resolution, and the association may require non binding ADR as a prerequisite to suit. The only agency touchpoint is incorporation: an incorporated association must retain its most recent annual report delivered to the Secretary of State, which is a filing relationship and not regulation. §K.S.A. 58-4621(a), (b), (c); 58-4608(a)(3); 58-4616(a)(7) | 2026-09-19 |
| Wyoming WY | No, and the reason is broader than reserves: Wyoming has no homeowners association act, no planned community act and no common interest ownership act of any kind. Title 34 chapter 20 is the Condominium Ownership Act and it is four sections long, 34-20-101 to 34-20-104, covering only the recognition of the estate, definitions, tax assessment and the recording of the declaration; chapter 21 is the Uniform Commercial Code. Nothing in Title 34 requires a reserve study or a reserve analysis, and the phrases common interest community, planned community and reserve study do not appear in the title at all. Wyoming boards are governed by their recorded declaration and bylaws first, and by the Wyoming Nonprofit Corporation Act at Title 17 chapter 19 only if the association is incorporated, which is the single most important thing to check before reading the rest of this row. §W.S. 34-20-101 to 34-20-104; Title 34 chapter list | No funding formula, percent funded target, minimum contribution, budget ratification vote or reserve disclosure duty, because no Wyoming statute governs association budgets. Budget adoption and any owner vote on it come entirely from the declaration and bylaws. If the association is incorporated as a nonprofit, the one financial disclosure an owner can compel is the corporation's latest annual financial statements on written demand, including a balance sheet as of the end of the fiscal year and a statement of operations for that year; where those statements are not reviewed by a public accountant they must carry a statement from the president or the person responsible for the financial records describing the basis on which they were prepared. That is a floor, not a budget process, and it does nothing about reserves. §W.S. 17-19-1620(a), (b); no reserve funding statute | Wyoming sets a member side advance notice period rather than an association production deadline, and the right exists only if the association is incorporated. A member may inspect and copy the core corporate records on written notice or demand given at least five business days before the date the member wishes to inspect, at a reasonable time and location specified by the corporation. The same five business day notice reaches minutes excerpts, accounting records and the membership list, but only if the demand is made in good faith and for a proper purpose, describes the purpose and the records with reasonable particularity, and the records are directly connected with that purpose. There is no statutory number of days by which the board must then produce, and no fine. The corporation may impose a reasonable charge covering the costs of labour and material, not exceeding the estimated cost of production, and may protect individual member files, personnel and disciplinary matters and other records generally treated as confidential or privileged. The teeth are judicial and they are sharp: the district court may summarily order inspection at the corporation's expense, must dispose of an application on an expedited basis, and shall order the corporation to pay the member's costs including reasonable counsel fees unless the corporation proves it refused in good faith because it had a reasonable basis for doubt about the member's right to inspect. §W.S. 17-19-1601, 17-19-1602, 17-19-1603(c), 17-19-1604(a), (b), (c) | Member meetings: ten to sixty days, for incorporated associations. Notice is fair and reasonable if the corporation notifies members of the place, date and time of each annual, regular and special meeting no fewer than ten nor more than sixty days before the meeting date, and a special meeting notice must describe the matters for which the meeting is called, which are the only matters that may then be transacted. Notice may be given in person, by telephone or other wire or wireless communication, or by mail or private carrier, and a notice carried in a regularly circulated newsletter counts; written notice is effective the earlier of receipt or five days after first class deposit in the mail. Board meetings are the opposite of formal: regular board meetings may be held without notice unless the articles or bylaws provide otherwise, and a special board meeting needs only two days notice to each director of the date, time and place, but not the purpose. An annual membership meeting is required, and a member may ask a court to order one if none has been held within fifteen months of the last. §W.S. 17-19-705(a), (c); 17-19-141(b), (d), (f); 17-19-822(a), (b); 17-19-701(a) | None. Wyoming has no statute requiring association board meetings to be open to owners, no executive session framework and no owner right to speak; the phrases executive session and open to the members do not appear in the Nonprofit Corporation Act. The act in fact points the other way, since special board meeting notice need not state the purpose, the board may act with no meeting at all by unanimous written consent filed in the minutes, and fully remote board meetings are permitted so long as all participating directors can communicate simultaneously. What owners get is retrospective rather than contemporaneous: board minutes are permanent corporate records, and a member can reach excerpts of them on a proper purpose showing under the records section. Any open meeting or owner forum right in a Wyoming association exists only because the declaration or bylaws created it. §W.S. 17-19-820(c), 17-19-821, 17-19-822(b), 17-19-1601, 17-19-1602(b) | Every default comes from the Nonprofit Corporation Act and every one of them yields to the articles or bylaws, so read those first. Quorum is ten percent of the votes entitled to be cast on a matter unless the articles or bylaws set a higher or lower figure, with a trap attached: unless one third or more of the voting power is present in person or by proxy, the only matters that may be voted on at an annual or regular meeting are those described in the meeting notice. Proxies are allowed unless prohibited, are valid for eleven months unless the appointment says otherwise and never more than three years from execution, and are revoked by the member attending and voting in person. Mail ballots are permitted unless prohibited, the number of ballots cast must at least equal the meeting quorum, the solicitation must state the number of responses needed and the deadline, and a ballot may not be revoked. Director terms must be specified and may not exceed five years, defaulting to one year if unspecified. Removal: members may remove one or more directors they elected without cause, but only at a meeting called for that purpose with the notice saying so, and only if the votes cast to remove would have been enough to elect the director. Holders of five percent of the voting power may demand a special meeting, and if notice is not given within thirty days they may call it themselves. There is no declarant control turnover trigger of any kind in Wyoming law, so turnover happens when and as the recorded declaration provides. §W.S. 17-19-702(a)(ii), (c); 17-19-708; 17-19-722(a), (d); 17-19-724(c), (f); 17-19-805(a); 17-19-808(a), (c), (e) | No fine statute and no assessment lien statute. Wyoming does not grant, limit or condition an association's power to fine, so there is no statutory notice requirement, no hearing requirement, no dollar cap and no per day cap, and fining authority exists only if the recorded declaration or bylaws create it. On the lien the answer is the same and it matters more: there is no statutory assessment lien and no super priority over a first mortgage, zero months, because no priority statute exists to quote. The Condominium Ownership Act comes close and stops short, providing that where a declaration requires membership in an association or provides for the payment of charges assessed by the association, those provisions are covenants running with the land binding on all condominium owners and their successors; that makes the obligation run with the land but creates no lien and gives it no priority. The one priority rule in the chapter runs the other way and is about taxes: no forfeiture or sale of a condominium unit for delinquent taxes, mechanics or materialmen's liens, assessments or charges divests or affects the title of other units. A Wyoming association's lien is therefore contractual, and the two practical questions for a board are whether the declaration grants a power of sale, without which foreclosure is judicial, and the general ten year limitation on an action upon a contract in writing. §W.S. 34-20-104(a), (c); W.S. 34-4-101, 34-4-102(a); W.S. 1-3-105(a)(i) | None, and community association managers are not licensed in Wyoming. No agency registers or regulates associations, there is no HOA or condominium division and no ombudsman; neither the Condominium Ownership Act nor the Nonprofit Corporation Act names a regulator. The only state touchpoint is registry level: an incorporated association files an annual report with the Secretary of State giving the names and addresses of its officers and directors, the address of its principal office and any compensation or pecuniary advantage paid directly or indirectly to an officer or director, executed under penalty of perjury. The Secretary of State does not adjudicate owner complaints. Enforcement runs entirely through the district court for the county of the association's principal or registered office, and the concrete levers are the expedited records order with its mandatory fee shift, the court ordered meeting where none has been held within fifteen months or a valid special meeting demand has been ignored for thirty days, and suit on the declaration as a contract. §W.S. 17-19-1630; 17-19-1604; 17-19-703 | 2026-09-19 |
| Iowa IA | No. Iowa requires no reserve study and no reserve analysis, and the phrase reserve study appears nowhere in the Horizontal Property Act. Read the structure first, because it explains most of this row. Iowa has a 1966 condominium statute at chapter 499B, a cooperative housing act at 499A, a 2023 records statute at 499C that does reach ordinary homeowner associations, and the Revised Iowa Nonprofit Corporation Act at chapter 504. It has no planned community act and no common interest ownership act. Section 499B.15 lists what a condominium's bylaws must contain and names no reserve item, and the only capital reserve fund in this corner of the Code is in 499A.105(3), which applies to low income sweat equity housing cooperatives alone. Reserve planning in Iowa is therefore a governing document and fiduciary question rather than a statutory one. §Iowa Code 499B.15; 499C.1(7); 499A.105(3); no reserve provision in ch. 499B or ch. 504 | No percent funded target, no minimum contribution, no formula and no budget ratification vote. The entire statutory budget framework for an Iowa condominium is one line: the bylaws must provide the manner of collecting from the apartment owners their share of the common expenses, and each unit's share is the fraction or percentage fixed in the declaration, summing to one or to one hundred. Two things an owner can actually use sit in the corporate act. On written demand a member is entitled to the corporation's latest annual financial statements, meaning a balance sheet as of the end of the fiscal year and a statement of operations for that year, with the accountant's report attached if one was prepared, and the president and chief financial officer must report on activities and financial condition at the annual meeting. No audit is required. Note the trap in 504.614: a bylaw provision or a board resolution authorising or imposing dues, assessments or fees does not, of itself, create liability. §Iowa Code 499B.15(5); 499B.4(6); 504.1611(1), (2); 504.701(4)(a); 504.614 | Ten business days, and this is the strongest cell in the Iowa row because the deadline reaches ordinary homeowner associations and not only condominiums. Since 2023 a unit owners association, its designee or its management company must make five things available to an owner or the owner's authorised agent within ten business days of a request: the organisational documents, the bylaws, the rules, the minutes of the most recently held owners meeting and the minutes of the most recently held board meeting, minutes in both cases including any financial reports and showing the date, time and place, who was present, each action taken and the result of each vote. Delivery may be a paper copy, email to an address the owner gives, or posting to an association website the owner can reasonably reach, and the fee may not exceed the estimated cost of production or reproduction. Read the limits too: only the most recent set of minutes on each side, no ledgers, no contracts, no membership list, and chapter 499C states no penalty and no enforcement route at all. An incorporated association owes more through the corporate route, where core records take five business days written notice, and board minute excerpts, accounting records and the membership list take ten business days plus a good faith proper purpose, with a court able to order inspection at the corporation's expense and to award costs and attorney fees unless the refusal was in good faith. Chapter 499C does not apply where all units have a single owner or where the real estate is still managed by the original developer. §Iowa Code 499C.2(1), (2), (3); 499C.1(3)(b); 504.1602(1), (2), (3); 504.1604(1), (3) | Two clocks, and the condominium one is the unusual part. In a horizontal property regime, notice of each board meeting must be mailed or delivered to each apartment owner at least seven days before the meeting, so Iowa is one of the few states that puts an owner notice period on a board meeting rather than only on an owners meeting. Chapter 499B sets no notice period for owners meetings and leaves the method of calling owners together to the bylaws. For an incorporated association the corporate rule applies: notice must be fair and reasonable, and it is fair and reasonable if the corporation notifies members of the place, date and time not more than sixty days and not less than ten days before the meeting, or not less than thirty days if notice is mailed by other than first class or registered mail. A special meeting notice must describe the purpose for which the meeting is called. Notice by electronic transmission counts as written notice, and mailed notice is effective on deposit if correctly addressed to the member's address in the corporation's records. A member entitled to call a special meeting can force an item into the notice by asking in writing at least ten days before the corporation gives notice. Special board meetings need two days notice of date, time and place but not purpose, and regular board meetings need no notice at all unless the documents say otherwise. §Iowa Code 499B.15(2), (3); 504.705(1), (3), (5); 504.142(1), (2), (4); 504.823(1), (2) | Condominiums yes, homeowner associations no, and the remedy is what makes the condominium rule worth reading. Where a horizontal property regime is administered by a board, board meetings must be open to all apartment owners, with exactly one exception: a meeting between the board and its attorney about proposed or pending litigation where the contents of the discussion would otherwise be governed by the attorney client privilege. There is no personnel exception, no contract exception and no delinquency exception. Any action taken by the board at a meeting that violates that subsection is not valid or enforceable, which is self executing and needs no agency. What the statute does not give is a right to speak, since it grants attendance only and creates no owner comment period. For a non condominium association there is no open meeting right at all, and the nonprofit act supplies none; it points the other way, because the board may act with no meeting when each director signs a consent, and directors may participate by any means of communication through which all of them can simultaneously hear each other. §Iowa Code 499B.15(2); 504.822(1), (2); 504.821(3); no open meeting provision in ch. 504 or ch. 499C | Almost everything comes from the corporate act, and almost all of it yields to the bylaws. An Iowa board may be as small as one individual, the default term is one year, and no term other than for a designated or appointed director may exceed five years, with holdover until a successor is elected and qualifies. Member meeting quorum is ten percent of the votes entitled to be cast unless the articles or bylaws set a higher or lower figure, and there is an asymmetry worth knowing: a bylaw amendment decreasing the quorum may be approved by the board, while one increasing it must go to the members. Below one third of the voting power present in person or by proxy, the only matters that may be voted on at an annual or regular meeting are those described in the meeting notice. One vote per member is the default. Proxies are allowed unless the documents prohibit or limit them, are valid for eleven months unless the appointment says otherwise, never more than three years from execution, and are always revocable by the member. Cumulative voting exists only if the articles or bylaws provide for it. Members may remove a director they elected without cause, but only at a meeting whose notice states removal as a purpose, and only if the votes cast to remove would have been enough to elect. For a condominium the statute is nearly silent: the bylaws must state the form of administration and the manner of removal, and the owners meeting quorum is a majority of co-owners unless the bylaws say otherwise, where majority means the owners of more than one half of the interest irrespective of the total number of co-owners. Iowa has no declarant control period and no transition of control deadline. §Iowa Code 504.803(1); 504.805(1), (4); 504.713(1), (2), (3), (4); 504.712(1); 504.715(1), (2), (3); 504.716(1); 504.808(1), (3), (5); 499B.15(1), (3); 499B.2(7) | No statutory fine power anywhere in Iowa law, and on the lien the answer splits by property type. For a horizontal property regime the lien is statutory and automatic: all sums assessed by the council of co-owners but unpaid for the share of common expenses chargeable to an apartment are a lien on that apartment prior to all other liens except tax liens in favour of an assessing unit or special district and all sums unpaid on a first mortgage of record. Read that exception carefully, because it means Iowa gives an association no super priority at all, zero months, and a first mortgage foreclosure leaves the buyer not liable for the pre-acquisition arrears, which become a common expense collectible from every owner including that buyer. The lien is foreclosed by suit in like manner as a mortgage of real property, with no power of sale, a receiver is available to collect rent if the bylaws provide for it, and a money judgment may be pursued without foreclosing or waiving the lien. On a voluntary sale the grantee is jointly and severally liable with the grantor for unpaid assessments, but may demand a statement of the amount owed and is then not liable, and the apartment is not subject to a lien, for anything above the figure stated. For a planned community or an ordinary homeowner association there is no statutory assessment lien in Iowa at all, so the lien exists only if the recorded declaration creates it. The nearest statutory due process rule is the corporate procedure for suspending or expelling a member, which must be fair and reasonable, with a safe harbour of not less than fifteen days written notice and an opportunity to be heard not less than five days before the effective date. §Iowa Code 499B.17; 499B.18; 499B.19; 504.622(2), (3), (5); no fine statute and no HOA lien statute | None, and community association managers are not licensed in Iowa. No agency registers, audits or regulates associations, and there is no ombudsman. The Iowa Public Information Board, which administers the open meetings and public records chapters, formally disclaimed jurisdiction in 2017, advising that chapters 21, 22 and 23 do not speak to laws governing homeowner associations and that whether a particular association is a government body would have to be addressed case by case on the facts. The only recurring filing is corporate, a biennial report to the secretary of state, whose absence can lead to administrative dissolution but not to supervision. On licensing, the Iowa broker definition turns on selling, exchanging, purchasing, renting, leasing or managing real estate and on collecting rent, and an assessment is not rent, so a manager who only administers an association needs no licence while one who leases units or collects rent for owners does. Every remedy is judicial: a summary court order with costs and attorney fees for refused corporate records, a court ordered meeting if the annual meeting slips past the earlier of six months after fiscal year end or fifteen months after the last one, judicial removal of a director for fraudulent conduct or gross abuse of the position, and, for a condominium, the self executing invalidity of any board action taken in breach of the open meeting rule. §Iowa Code 543B.3; 543B.7; 504.1613; 504.1604(3); 504.703(1); 504.810(1); Iowa Public Information Board Advisory Opinion 17AO:0003 (2017) | 2026-09-20 |
| Montana MT | No. Montana requires no reserve study, no reserve analysis and no reserve fund, for condominiums or for homeowner associations, and the phrase reserve study appears nowhere in the Unit Ownership Act. Work out which act you are under before reading the rest of this row. Title 70 chapter 23, the Unit Ownership Act, reaches a property only once a declaration has been recorded under 70-23-103, and it applies to townhomes or townhouses only if such a declaration was executed. Montana does have a homeowners association part, Title 70 chapter 17 part 9, but it is a single section about use restrictions rather than a governance act, and there is no 70-17-902. Everything financial in the condominium act reduces to one rule: common profits are distributed among, and common expenses charged to, the unit owners according to each owner's percentage of undivided interest in the common elements. §MCA 70-23-501; 70-23-102(5); 70-23-103(1), (2); 70-17-901; no reserve provision in Title 70 ch. 23 or Title 35 ch. 2 | No funding percentage, no minimum contribution, no budget adoption procedure and no owner vote on a budget. The condominium act sends all of it to the bylaws, which must provide for the maintenance, upkeep and repair of the common elements and payment for those expenses including the method of approving payment vouchers, and for the manner of collecting from the unit owners their share of the common expenses. The only accounting duty in the act falls on the manager, who must keep detailed accurate records in chronological order of the receipts and expenditures affecting the common elements. For an incorporated association the one financial right a member holds is triggered by asking: upon the written request of any member the corporation shall deliver its most recent financial statements showing in reasonable detail its assets and liabilities and the results of the operations, with no deadline stated, and the corporation must keep the financial statements available to members for the past three years. No audit is required anywhere in Montana law. As in most nonprofit act states, a bylaw provision or board resolution imposing dues, assessments or fees does not, of itself, create liability. §MCA 70-23-308(4), (6); 70-23-606(1); 35-2-911; 35-2-906(5)(e); 35-2-517 | Five business days of notice from the member, which is not the same thing as a production deadline on the association, and the right exists in full only if the association is incorporated. A member may inspect and copy the core records, meaning the articles and bylaws with amendments, board resolutions on member rights, three years of member meeting minutes and approved actions, three years of financial statements, the current list of directors and officers and the most recent annual report, on at least five business days written notice, at a reasonable time and location the corporation specifies. The same five business days reaches board minute excerpts, the accounting records and the membership list, but only on a demand made in good faith and for a proper purpose, described with reasonable particularity and directly connected with that purpose. The records must be kept at the principal office or somewhere they can be recovered within two business days. Copy charges may not exceed the estimated cost of production or reproduction. Refusing is expensive: the district court may summarily order inspection and copying at the corporation's expense and shall also order the corporation to pay the member's costs including reasonable attorney fees, unless the corporation proves it refused in good faith because it had a reasonable basis for doubt about the right. The condominium act adds only a weak parallel: the manager's records and the vouchers authorising payments must be available for examination at the manager's place of business at convenient hours of weekdays, with no notice period, no deadline, no fee rule and no penalty, and chapter 23's enforcement part is repealed. §MCA 35-2-906(5); 35-2-907(1), (2), (3); 35-2-908(3); 35-2-909(1), (3); 70-23-606(2) | Ten days, or thirty to sixty if certified mail, for incorporated associations, and nothing at all for condominium owners meetings. The nonprofit act requires notice consistent with the bylaws given in a fair and reasonable manner, and treats notice as fair and reasonable if the corporation notifies members of the place, date and time of each annual, regular and special meeting not less than ten days before the meeting date, or if notice is mailed by certified mail not less than thirty or more than sixty days before it. A special meeting notice must describe the matter or matters for which the meeting is called. A member who could call a special meeting can force an item into the notice by asking in writing at least ten days before the corporation gives notice. If a meeting is adjourned to a different date, time or place, no fresh notice is needed provided the change is announced at the meeting before adjournment. Board meetings are looser: regular board meetings may be held without notice unless the documents say otherwise, and special board meetings need at least two days notice of date, time and place but not of the purpose. The Unit Ownership Act sets no notice period at all and leaves the method of calling meetings of unit owners to the bylaws. Since 2021 an association of unit owners, an incorporated homeowners association and an unincorporated homeowners association may each hold a meeting by remote means, which includes telephone audio, teleconference and videoconference, unless the declaration, articles or bylaws provide otherwise. §MCA 35-2-530(1), (3), (4), (5); 35-2-429(1), (2); 70-23-308(2); 70-23-309; 35-2-525; 35-2-550 | None. Montana gives owners no statutory right to attend a board meeting, states no executive session grounds and creates no owner comment period. Neither the Unit Ownership Act nor the Nonprofit Corporation Act contains an open meeting provision, and the state open meeting law in Title 2 chapter 3 reaches public agencies rather than private associations. The act points the other way in three places worth knowing. Special board meeting notice need not state the purpose of the meeting. The board may act with no meeting at all if every director signs a written consent describing the action, which is then included in the minutes filed with the corporate records and has the effect of a meeting vote. And the members themselves may approve an action without a meeting if members holding at least eighty percent of the voting power approve it, with written notice to those who did not sign and the approval effective ten days after that notice is given. Whether your board meets in the open is therefore a bylaws question in Montana, not a statutory one. §MCA 35-2-429(2); 35-2-428(1), (3); 35-2-529(1), (4); no open meeting section in Title 70 ch. 23 or Title 35 ch. 2 | The condominium act carries two hard rules the bylaws cannot write out, and everything else comes from the corporate act. The bylaws must provide for the election of a board of directors from among the unit owners, so a non owner cannot sit on a Montana condominium board, and for terms staggered so that at least one third of the directors expire annually. Board size is left to the bylaws. Condominium voting is interest weighted rather than one unit one vote: unless the declaration provides otherwise, majority means the owners of more than fifty percent in the aggregate of the undivided ownership interests in the general common elements, and that is also the default quorum for an owners meeting. Amending the bylaws takes seventy five percent of the unit owners and is not effective until the amended bylaws, certified by the presiding officer and secretary, are recorded. For an incorporated association the board must consist of three or more individuals and may not be decreased below three, the default term is one year and no term may exceed five, the member meeting quorum is ten percent of the votes entitled to be cast unless the documents provide otherwise, and below one third of the voting power present only noticed matters may be voted on at an annual or regular meeting. A proxy appointment is valid for eleven months unless the form says otherwise, never beyond three years, and is revocable by the member. Cumulative voting is opt in and is not authorised at a particular meeting unless the notice says so or a member calls for it before the vote. Members may remove a director they elected without cause, but only at a meeting whose notice states removal as a purpose. Montana has no declarant control period; the only developer rule is a disclosure duty where one person constitutes a majority of the unit owners, and a buy sell agreement is not effective until seventy two hours after the prospective purchaser receives the act, the bylaws and the administrative regulations. §MCA 70-23-308(1), (2); 70-23-102(13); 70-23-307(3); 35-2-415(2), (3); 35-2-419(1); 35-2-537(1), (4); 35-2-539(2), (3); 35-2-540(1), (2); 35-2-421(1), (5); 70-23-613(1), (3) | No statutory fine power, and a condominium lien that sits behind every first mortgage. Montana does not authorise an association to levy a monetary fine, sets no notice or hearing requirement and no cap, and the condominium act's enforcement mechanism is litigation: failure to comply with the bylaws, the rules adopted under them, or the covenants, conditions and restrictions in the declaration or deed is grounds for an action maintainable by the association of unit owners or by an aggrieved unit owner. On the lien, an association acting through its manager that has furnished a unit services, labour or material lawfully chargeable as common expenses has a lien on the unit and its undivided interest in the common elements, prior to all other liens or encumbrances except tax and assessment liens and a first mortgage or trust indenture of record. That exception is the whole story on priority: Montana has no super priority window of any length, zero months. Recording is a condition precedent rather than an option, and the claim must state the account due after all just credits and offsets, the owner's or reputed owner's name and a description sufficient to identify the unit, verified by the oath of a person with knowledge and recorded in the book used for construction liens. Foreclosure conforms as nearly as possible to construction lien foreclosure under Title 71 chapter 3 part 5, a money judgment may be pursued without foreclosing or waiving the lien, and a purchaser at a first mortgage foreclosure is not liable for the earlier common expenses, which become a common expense of all owners including that purchaser. For a non condominium homeowners association there is no statutory lien at all: the definitions say only that an association may be authorised to impose assessments that, if unpaid, may become a lien, which describes what covenants can do rather than granting anything. Two dates cap the covenants themselves. An action on a covenant founded on a written instrument must be brought within six years, and an association or governing body that has not met for fifteen years is prohibited from taking an enforcement action against an owner whose use is substantially similar to the use of other properties in the development. §MCA 70-23-506; 70-23-607(1), (2), (3); 70-23-608; 70-23-610; 70-17-901(6)(a); 27-2-202(1); 70-17-210(3)(a), (4) | None, and community association managers are not licensed in Montana. No agency registers, audits or regulates associations, and there is no ombudsman. The only state touchpoint is a registry filing: a domestic nonprofit corporation must deliver an annual report to the secretary of state between January 1 and April 15, giving its name and jurisdiction, the business mailing address of its principal office, the names and business mailing addresses of its directors and principal officers, a brief description of the nature of its activities and whether it has members, with thirty days to correct a report returned as deficient. On licensing, Montana moved property manager licensing out of Title 37 chapter 51 and into Title 37 chapter 56 in 2023, and the licensed activity is the business of leasing, renting, subleasing or other transfer of possession of real estate without transfer of title. Administering assessments, budgets, covenant enforcement and board support for an association falls outside that definition, so a community association manager needs no Montana licence, while the same person renting units for owners would. Every remedy is judicial: an action by the association or an aggrieved unit owner under the condominium act, an action by an owner whose real property is burdened or benefited by a covenant, a private right of action under the homeowners association use restriction section for conduct after May 9, 2019, and court ordered records inspection with fee shifting. §MCA 35-2-904(1), (3), (4); 37-56-101(2); 37-56-103; 70-23-506; 70-17-210(1); 70-17-901(5); 35-2-909(3) | 2026-09-20 |
| North Dakota ND | No, and the one place the phrase appears makes the point. North Dakota has no homeowners association act, no planned community act and no common interest ownership act. The only property specific statute is chapter 47-04.1, Condominium Ownership of Real Property, which runs sixteen sections and contains no reserve provision of any kind. Since 2025 a seller must disclose, before the sale of a condominium unit or of a property subject to a homeowners association, whether the association or condominium project uses a reserve study, along with the amount of reserve and capital funds available and committed to current or pending projects and the current operating and reserve budgets with a year to date financial statement. That is a disclosure about what an association happens to do, not a requirement that it do anything, and it is the only use of the words reserve study in North Dakota statute. Governance for both condominiums and non condominium associations runs on the recorded declaration and bylaws, plus the Nonprofit Corporation Act at chapter 10-33 if the association is incorporated. §NDCC 47-10-02.3(2)(d), (e), (f); 47-04.1-01 to 47-04.1-16; no reserve provision in ch. 47-04.1 or ch. 10-33 | No funding percentage, no minimum contribution, no budget adoption or ratification procedure and no owner vote on a budget. For a condominium the whole assessment rule is that a reasonable assessment for common expenses, made by the administrative body upon any condominium and made in accordance with the recorded declaration and bylaws, is a debt of the owner at the time the assessment is made, so the only statutory limits are the word reasonable and conformity with the documents. The bylaws must provide for the assessment of expenses, payment of losses, division of profits and disposition of hazard insurance proceeds, and they may not base the assessment of common charges on whether the occupant of a unit is an owner, a tenant or another person. For an incorporated association, dues, assessments or fees may be levied only when the articles or bylaws confer that authority, and the one financial right a member or director holds is triggered by asking: upon request the corporation shall give a statement showing the financial result of all operations and transactions affecting income and surplus during its last annual accounting period and a balance sheet as of the closing date of that period, with no deadline stated. At the annual meeting there must be a report on the activities and financial condition of the corporation. No audit is required. §NDCC 47-04.1-11; 47-04.1-07(1), (2)(a); 10-33-60(2), (3); 10-33-80(3); 10-33-65(4)(b) | No deadline in days for an ordinary request, and no cap on the copy charge. An incorporated association must keep at its principal executive office correct and complete copies of its articles and bylaws, accounting records, voting agreements and the minutes of meetings of members, the board and committees exercising board authority for the last six years, and a member or a director, or their agent or attorney, may inspect all of it for any proper purpose at any reasonable time, a proper purpose being one reasonably related to that person's interest as a member or director. The corporation may charge a reasonable fee to cover the expense of providing copies, with no stated cap, and a member or director wrongfully denied access may bring an action for injunctive relief, damages, costs and reasonable attorney fees. Two hard clocks do exist and both are tied to an event rather than to ordinary governance, so do not rely on them for a routine document request. The list of members entitled to notice and to vote must be available for inspection by a voting member for the purpose of communicating with other members about the meeting, beginning two business days after the meeting notice is given and continuing through the meeting. And on a sale the association must furnish the disclosure documents within ten days after a request by the seller, covering at least the ninety days immediately preceding the effective date of the agreement, with the purchase contract voidable by the buyer until the documents are provided and for five days after receipt or until conveyance, and with the buyer not liable for any unpaid assessment or fee greater than the amount shown in them. The condominium chapter adds only that the bylaws, rules and regulations be reduced to writing and made available to every owner. §NDCC 10-33-80(1), (2), (5), (7); 10-33-70(2); 47-10-02.3(3), (5), (6); 47-04.1-07(3) | Five to fifty days for member meetings, and the floor can be lowered by the bylaws, which is unusual. Where a specific minimum notice period has not been fixed by law, notice must be given at least five days before the date of the meeting, or a shorter time provided in the articles or bylaws, and not more than fifty days before it. The notice must state the date, time and place, must inform members whether proxies are permitted and if so the procedure for appointing them, and for a special meeting must state its purpose. Waiver is broad: a member may waive notice whether given before, at or after the meeting and whether in writing, orally or by attendance. Board meetings run on a separate clock: unless the articles or bylaws provide a different period, a director may call a board meeting by giving at least ten days notice of the date, time and place to all directors, three days for an organisational meeting, and that notice need not state the purpose unless the documents require it, except that it must contain the substance of any proposed amendment to the articles. No notice at all is required if the date, time and place are fixed in the articles or bylaws or were announced at a previous meeting. The condominium chapter sets no meeting notice period of any kind, so a North Dakota condominium's notice rules come entirely from its bylaws or, if incorporated, from chapter 10-33. §NDCC 10-33-68(4)(a), (b), (c), (5); 10-33-39(3), (4); no meeting notice provision in ch. 47-04.1 | None. North Dakota gives owners no statutory right to attend a board meeting, no executive session framework and no owner comment period. Chapter 47-04.1 is silent, the Nonprofit Corporation Act contains no open meeting provision, and the state open records and meetings law in chapter 44-04 reaches public entities rather than private associations. The act in fact makes it easy for a board not to meet in public. An action required or permitted to be taken at a board meeting may be taken by written action signed, or consented to by authenticated electronic communication, by all of the directors, and if the articles so provide, for matters not requiring member approval, by the number of directors who could have taken the action at a meeting at which all were present, in which case all directors must be notified immediately of its text and effective date. A board meeting may be conducted solely by one or more means of remote communication. And a director who will be absent may, if the documents allow, give advance written consent or opposition, which does not count toward quorum but is counted as the vote of a director present. What an owner gets instead is retrospective: six years of minutes, on a proper purpose, at a reasonable time. §NDCC 10-33-43(1), (3); 10-33-39(1)(c), (2)(a); 10-33-40; 10-33-80(1), (2); no open meeting section in ch. 47-04.1 or ch. 10-33 | All of it comes from the Nonprofit Corporation Act, and nearly all of it yields to the articles or bylaws. The board must consist of three or more directors, with an accommodation only where the corporation has one or two members with voting rights, and if the number in office falls below three a majority of those remaining may appoint or elect the additional directors needed. A fixed term other than for an ex officio director may not exceed ten years, and is one year if the documents do not provide one, with holdover as the default. The member meeting quorum is ten percent of the members entitled to vote at the meeting unless the articles or bylaws provide otherwise, and once a quorum has been present the members still present may continue to transact business until adjournment even if others withdraw. Proxy voting exists only if the articles or bylaws permit it; an appointment is valid for eleven months unless the appointment expressly provides a different period, never more than three years from execution, and is revocable by the member. Unless the articles provide otherwise, there is no cumulative voting. Removal is the owner friendly part: unless a different method is provided in the documents, a director may be removed at any time, with or without cause, by those members eligible to elect that director, and a new director may be elected at the same meeting. A court may remove a director for fraudulent or dishonest conduct or gross abuse of authority or discretion, on petition by the corporation, by members holding at least ten percent of the voting power, or by the attorney general. North Dakota has no declarant control period. §NDCC 10-33-28(1), (3); 10-33-30(1); 10-33-76(1); 10-33-77(2), (3); 10-33-34; 10-33-36(2), (4); 10-33-37(1); 10-33-41 | No fine statute, and a condominium lien that exists only once you record it and carries no priority over a mortgage. North Dakota grants no association the power to levy a monetary fine and imposes no notice, hearing or cap, so fining authority exists only if the declaration or bylaws create it. The condominium remedy is a court action: noncompliance with the bylaws, rules, the declaration or deed covenants is grounds for an action to recover sums due for damages, injunctive relief or such other relief as a court may provide, brought by the administrative body or, in a proper case, by an aggrieved unit owner. On the lien, a reasonable assessment is a debt of the owner when it is made, and the amount plus other charges such as interest, costs and penalties, as provided for in the declaration and bylaws, becomes a lien on the condominium only when the administrative body causes the assessment to be recorded with the county recorder, in a notice stating the amount and the name of the record owner; on payment a notice of satisfaction and release must be recorded. Section 47-04.1-11 contains no priority language at all, so there is no super priority over a first mortgage, zero months, and the lien takes whatever place ordinary recording law gives it. The chapter also specifies no foreclosure method and no limitation period, so both come from general law. For a non condominium homeowners association there is no statutory lien at all. The closest thing in North Dakota to a due process rule is the nonprofit act's membership discipline safe harbour: not less than fifteen days prior written notice of an expulsion, suspension or termination and the reasons for it, an opportunity to be heard not less than five days before the effective date, a challenge commenced within one year, and no relief from dues or assessments already owed. §NDCC 47-04.1-11; 47-04.1-08; 10-33-62(1), (2), (3), (4); no fine statute and no HOA lien statute | None, and community association managers are not licensed in North Dakota. No agency registers, audits or regulates associations, and there is no ombudsman. The secretary of state maintains nonprofit corporations as corporate entities only, and the sole recurring obligation is the annual report required by 10-33-139. On licensing, the real estate broker definition covers listing, selling, exchanging, purchasing, leasing, negotiating, options, advertising and referrals in real estate, and association management appears nowhere in chapter 43-23, so administering an association is not a licensed activity unless the same person performs brokerage acts; the Real Estate Commission's enforcement, which can reach a fine of up to five thousand dollars and actual costs including attorney fees, applies to licensees only. Owners go to court. A member or director wrongfully denied records may sue for injunctive relief, damages, costs and attorney fees. At least fifty members with voting rights or ten percent of them, whichever is less, or the attorney general, may ask a court for equitable relief and expenses where the corporation or an officer or director violates the chapter, and the same group may ask a court to order a meeting if none was held within the earlier of six months after the corporation's fiscal year end or fifteen months after its last meeting. Two unusual owner rights sit in the condominium chapter and are worth knowing: a political yard sign may not be prohibited within sixty days before any primary, general or special election, subject to reasonable placement and manner rules, and a covenant or rule that prohibits or unreasonably restricts an electric vehicle charging station in an owner's unit or designated parking space is void, with an application deemed approved if it is not denied in writing within sixty days and a civil penalty of up to one thousand dollars against an association that wilfully violates the section. §NDCC 10-33-139; 43-23-05; 43-23-06.1(9); 43-23-11.1(4); 10-33-80(7); 10-33-81; 10-33-67(1)(a); 47-04.1-14; 47-04.1-16(8) | 2026-09-20 |
| South Dakota SD | No, and South Dakota has less association law than any other state in this table except Wyoming. Chapter 43-15A, Condominiums, is a 1975 developer registration statute administered by the Real Estate Commission: it defines the estate, requires a master deed or lease with stated particulars, requires a notice of intention to sell and a public report before units may be offered, and stops. It contains no reserve study requirement, no reserve fund and no governance content at all, and the former chapter 43-15 on vertical and horizontal property regimes was repealed in 1980. There is no homeowners association act, no planned community act and no common interest ownership act. The chapter that comes closest is 11-5, Restrictive Contracts and Declarations, and it carries the applicability line to read before anything else in this row: the covenant power it grants runs to the owner or owners of any real property situated in any first or second class municipality, restrictions under it continue in force for a period not exceeding forty years from the date of the declaration or contract, and where the declaration has no amendment provision a vote of two thirds of the owners of the property governed by it is required to modify it. §SDCL 43-15A-1 to 43-15A-30; ch. 43-15 (repealed, SL 1980, ch 294); 11-5-1; 11-5-4; 11-5-11 | None, and the gap is wider here than in most states because the nonprofit act gives a member no financial statement right either. There is no funding percentage, no minimum contribution, no budget adoption procedure, no owner vote on a budget and no surplus rule. Chapter 47-24 is titled Nonprofit Corporations, Records, Fiscal Affairs and Reports and yet contains no duty to deliver members an annual financial statement; what it requires is that each corporation keep correct and complete books and records of account and minutes of the proceedings of its members, board of directors and committees, which may be kept in electronic format if the articles or bylaws authorise it. The practical consequence for a South Dakota board is that the budget, and any reserve contribution in it, rest entirely on the recorded declaration and the bylaws, and a member who wants figures has to use the inspection right rather than any reporting duty. §SDCL 47-24-1; ch. 47-24 (no annual financial statement to members); no reserve or budget statute | No deadline in days, no advance notice period and no copy price cap, because the whole right is a single sentence: all books and records of a corporation may be inspected by any member, or the member's agent or attorney, for any proper purpose at any reasonable time. That reaches the books of account and the minutes the corporation must keep, and a proper purpose is required. The right to take a copy comes from the penalty section rather than the inspection section: an officer or agent having custody who refuses a member lawfully demanding, during office hours, to inspect or take a copy a reasonable opportunity to do so is guilty of a Class 2 misdemeanor, which carries up to thirty days in a county jail or a five hundred dollar fine or both. No South Dakota statute sets a production deadline, a fee cap, or an express power for a court to compel production, so a member whose request is ignored is left with the criminal complaint and an ordinary civil action. Treat this column as the weakest in the row and write the deadline you want into the bylaws. §SDCL 47-24-2; 47-24-1; 47-30-7; 22-6-2(2) | Ten to fifty days for member meetings, and every word of it is a default. Unless the articles of incorporation or the bylaws provide otherwise, written notice stating the place, day and hour of the meeting and, for a special meeting, the purpose or purposes for which it is called must be delivered not less than ten nor more than fifty days before the date, either personally or by mail, and if the articles or bylaws permit it notice may be given by any reasonable means including traditional mail, hand delivery, email or electronic facsimile. Mailed notice is deemed delivered when deposited in the United States mail addressed to the member at the address shown in the corporation's records with postage prepaid. A written waiver signed before or after the meeting is equivalent to notice. Absent a provision fixing the number, members having one twentieth of the votes may call a special meeting. Board meetings have no statutory minimum at all: regular or special board meetings may be held upon such notice as the bylaws prescribe, and neither the business to be transacted at, nor the purpose of, any regular or special board meeting need be specified in the notice. §SDCL 47-23-7; 47-23-26; 47-23-5; 47-23-21 | None. No South Dakota statute gives an owner the right to attend a board meeting, states executive session grounds or creates an owner comment period; chapter 11-5, chapter 43-15A and the Nonprofit Corporation Act are all silent, and the state open meetings law in chapter 1-25 reaches public bodies rather than private associations. Openness is a bylaws question here. Two related defaults matter. Action may be taken without a meeting only on a written consent signed by all the members entitled to vote, or all of the directors, or all of the members of the committee, which may be transmitted by any reasonable means including mail, hand delivery, email or facsimile if the documents permit, and which has the same force and effect as a unanimous vote. Remote participation is allowed on both sides: directors and committee members may participate by teleconference or similar communications equipment allowing all persons participating to hear each other at the same time, which constitutes presence in person, and member meetings may be held by electronic communication that lets members read or hear the proceedings substantially concurrently, vote, pose questions and make comments. Since 2024 an owner exercising the covenant power may also use an online management and communication platform for the purpose of voting online. §SDCL 47-23-6; 47-23-21; 47-23-3; 47-23-4; 47-23-5; 11-5-10; no open meeting section | Everything comes from the Nonprofit Corporation Act, and the removal rule is the one to read first. The number of directors may not be less than three and is otherwise fixed by the bylaws. In the absence of a provision fixing the term of office, a director's term is one year, and a director holds until a successor has been elected or appointed and qualified. Member meeting quorum, absent a bylaw provision, is members holding one tenth of the votes entitled to be cast on the matter, in person or by proxy, and a majority of the votes entitled to be cast by those present or represented carries. Each member has one vote on each matter unless the articles or bylaws limit, enlarge or deny it. A member may vote by proxy executed in writing unless the documents provide otherwise, and no proxy is valid after eleven months from the date of its execution unless the proxy itself provides otherwise; a written ballot, by contrast, may not be revoked except as the articles or bylaws provide. Cumulative voting exists only if the articles or bylaws provide for it. Now the trap: the entire removal section reads that a director may be removed from office pursuant to any procedure provided in the articles of incorporation, so if the articles are silent the statute supplies no removal mechanism at all, and bylaw-only removal language is worth a lawyer's eye. Vacancies are filled by the affirmative vote of a majority of the remaining directors even if they are fewer than a quorum, for the unexpired term, and a seat created by an increase is filled only until the next election. Board quorum is a majority of the number fixed, never fewer than one third. There is no declarant control period; the only developer restraint is that no management or recreation facility contract may be entered into by a developer for longer than two years. §SDCL 47-23-14; 47-23-16; 47-23-17; 47-23-12; 47-23-8; 47-23-9; 47-23-10; 47-23-18; 47-23-19; 47-23-20; 43-15A-24 | No fine statute and no assessment lien statute, which puts South Dakota at the bottom of this column alongside Wyoming. No statute grants an association power to levy a fine, so that authority exists only if the recorded covenants create it. On the lien the stakes are higher: there is no statutory assessment lien in South Dakota for condominiums or for homeowners associations, and therefore no super priority over a first mortgage, zero months. Title 44, the liens title, runs from chapter 44-1 to 44-15 and contains no association assessment lien; chapter 43-15A contains none either, and its one lien section apportions a contributor's lien for erection, alteration, repair or improvement across the condominiums of a single development rather than securing assessments. The legislature has said as much in passing, defining a homeowners association in 2024 as one that has authority, pursuant to recorded covenants, bylaws or other governing documents, to assess and record liens against the real property of its members. So a South Dakota association enforces its declaration. Covenants for the payment of assessments upon the land run with the land and bind assigns, an owner is not liable for breaches committed before acquiring or after parting with the estate, the terms of a declaration may be enforced by action at law or suit in equity by any person possessing an interest in the land affected, and an action on a contract or written obligation must be commenced within six years. A lien is not extinguished merely because the limitation period on the underlying obligation has run. Foreclosure by advertisement is available only where the instrument contains a power of sale, so a declaration without one must be foreclosed by court action. §SDCL ch. 44 (no association lien); 43-15A-29; 11-5-9; 43-12-1; 43-12-2(3); 43-12-5; 11-5-3; 15-2-13; 44-5-5; 21-48-1 | None, and community association managers are not licensed in South Dakota. No agency registers, audits or regulates associations, and there is no ombudsman. The Real Estate Commission, which sits within the Department of Labor and Regulation, registers condominium developers under chapter 43-15A and time share projects under chapter 43-15B, but nothing in either reaches the operating association. The legislature has moved the other way on nonprofit oversight: since 2021 an executive branch agency, bureau, department, division, board, commission, officer or official may not require any annual filing or reporting of a nonprofit corporation or charitable trust that is more stringent, restrictive or expansive than state or federal law requires, with narrow exceptions for state grant and contract eligibility and state fraud investigations. On licensing, the property manager definition turns on negotiating the rental, exchange or leasing of real estate and on collecting rents, so administering assessments and common areas for an association falls outside it and needs no licence, while the same person renting units for owners would need one. Remedies are private: an action at law or suit in equity by any person possessing an interest in the affected land, a Class 2 misdemeanor complaint for a records refusal, and a recognition that an uncompensated director is liable for the exercise of judgment or discretion only where the act or omission involved wilful or wanton misconduct. The one filing that remains is corporate, an annual report to the secretary of state, with administrative dissolution available once a report is sixty days past due and a sixty day cure period after written notice. §SDCL 36-21A-16; 36-21A-10; 36-21A-28; 43-15A-10; 43-15A-17; 47-24-19; 47-24-20; 11-5-3; 47-30-7; 47-23-2.1; 47-24-6; 47-24-13.1; 47-24-13.2 | 2026-09-20 |
| Tennessee TN | Yes, and it is one of the few reserve study mandates written after 2020, but read the two limits first. Since Public Chapter 205 of 2023, effective January 1, 2024, a board overseeing common elements with an aggregate replacement cost exceeding ten thousand dollars that had a reserve study conducted on or after January 1, 2020 must have an updated study within five years of that study and at least every five years after; a board that had no study on or after January 1, 2020 had to have one conducted on or before January 1, 2025 and must update it every five years. The definition is unusually specific: an analysis prepared in conformity with the latest edition of the Reserve Study Standards published by the Community Associations Institute, or similar standards by another nationally recognized organization, by a reserve specialist credentialed through the Community Associations Institute or a similarly recognized organization, or a licensed engineer or architect, of the remaining useful life and the estimated cost to replace each separate system and component of the common elements. The board must make a copy available to all common interest owners by electronic mail or by posting it on the community website, and must review the reserve funding annually for adequacy. Exempt: a board controlled by a declarant, a condominium titled to a single owner, and a husband and wife holding by the entirety. The two limits: the duty sits in the condominium act, so it does not reach a non condominium homeowners association at all, and 66-27-202(a) lists the sections that reach condominiums created before January 1, 2009 without listing 66-27-403, so an older Tennessee condominium is outside it unless it amended and restated its documents to adopt the act in full. §Tenn. Code Ann. secs. 66-27-403(g), 66-27-203; Acts 2023, ch. 205; scope at sec. 66-27-202(a) | No formula, percent funded target, minimum contribution or owner ratification vote. Assessments must be made at least annually based on a budget adopted at least annually by the board, and the owners get no statutory vote on that budget. Tennessee adds two powers and one disclosure instead. The board must review the reserve funding annually for adequacy. For residential units, notwithstanding any provision to the contrary in the declaration, the board may at any time levy assessments to preserve the physical integrity of the condominium or to comply with governmental requirements, as a single assessment or as an assessment for reserves paid in installments the board sets; 66-27-414(g) is on the short list of sections that reach condominiums created before January 1, 2009 and is the one item on that list that does override an existing declaration. Past due assessments bear interest at the rate the association sets, capped at the maximum effective annual rate determined by the Department of Financial Institutions. The resale package must state the amount included in the budget as a reserve for repairs and replacements, or state that there is none. For a non condominium homeowners association the only money rule in the statute is narrow and cuts the other way: a special assessment for a nonessential amenity, defined to include a pool, tennis court or club house but not a road, a utility or an amenity described in the declaration but not yet built, needs a two thirds majority vote of the total members of the association, not of those voting, and the association must provide members with financing or a payment plan over a defined period. §Tenn. Code Ann. secs. 66-27-414(a), (b), (g); 66-27-403(g)(5); 66-27-503(4)(A); 66-27-706 | No general day count, and two specific clocks that do the real work. The records section itself requires only that all financial and other records be made reasonably available for examination by any unit owner, the holder of any mortgage or deed of trust on a unit, and their authorised agents, with no deadline, no list and no fee rule; it is one of the sections that reaches pre 2009 condominiums. The deadlines sit elsewhere. Seven days for a written statement of the unpaid assessments against a unit, on written request by the owner or a mortgage holder, and the statement binds the association once furnished. Ten business days for the full information package, whose contents run to the recorded declaration, bylaws, charter and rules, the most recent balance sheet, income statement and approved budget including the reserve line, the minutes of all member and board meetings for the twenty four months ending on the date of the request, the current monthly and special assessments and any delinquency on the unit, transfer and amenity fees, and the insurance statement. The association may charge a reasonable fee for it and may assess the fee against the unit if it is not paid. For a non condominium homeowners association the only statutory record right is a single one: on written request from a member the association must provide the record of votes cast in a vote to amend a declaration that prohibits or effectively prohibits long term rental, including the ballot language, proof of mailing, the number present, the total membership, the votes the governing body may cast, the quorum number and the final count. No deadline is stated. §Tenn. Code Ann. secs. 66-27-417; 66-27-415(h); 66-27-502; 66-27-503; 66-27-702 | Ten to sixty days, with an agenda duty that is stronger than the notice window. A meeting of the association must be held at least once each year, and a special meeting may be called by the president, a majority of the board, or owners holding twenty percent of the votes or any lower percentage the bylaws set. Not less than ten nor more than sixty days before any meeting the secretary or other officer named in the bylaws must cause notice to be hand delivered, sent prepaid by United States mail, by facsimile, electronically, or by any other means expressly authorised by the declaration, to the address of each unit or to any other physical or electronic address the owner designates in writing. The notice must state the time, place and method of attendance and the items on the agenda, including the general nature of any proposed amendment to the declaration or bylaws, any budget changes, and any proposal to remove a director or officer. Notice may be waived only in a writing signed by all unit owners. The section is not on the 66-27-202(a) list, so it does not reach condominiums created before January 1, 2009, and no Tennessee statute sets a notice period for a non condominium association. §Tenn. Code Ann. sec. 66-27-408; scope at sec. 66-27-202(a) | None. Nothing in the Tennessee Condominium Act of 2008 opens board meetings to unit owners, gives an owner a right to speak, or limits what a board may take into a closed session; the phrases open meeting and executive session do not appear anywhere in the enacted act, and the homeowners association part added in 2021 and amended in 2024 says nothing about meetings either. The act touches board meetings only through quorum and attendance: unless the bylaws specify a larger percentage, fifty percent of the board is a quorum, twenty percent of the votes is the quorum at an owners meeting, and attendance may be in person, by telephone, or by any other means the bylaws specify, with proxies allowed at owners meetings only. The one thing a Tennessee owner can insist on after the fact is the twenty four months of member and board minutes that must go into the information package on a ten business day clock. §Tenn. Code Ann. secs. 66-27-409, 66-27-503(5); Acts 2008, ch. 766 section list | The owners elect a board of at least three members, a majority of whom must be unit owners, and the board elects the officers; both take office on election. Declarant control terminates no later than the earlier of one hundred twenty days after seventy five percent of the units that may be created are conveyed to owners other than a declarant, or five years after the first unit is conveyed to a purchaser, seven years if more than one hundred units may be created. Not later than one hundred twenty days after twenty five percent of the units are conveyed, at least one board member must be elected by owners other than the declarant. Removal is easier here than in most states: notwithstanding any provision of the declaration or bylaws to the contrary, a two thirds vote of all persons present and entitled to vote at any owners meeting at which a quorum is present removes any director other than a declarant appointee, and the quorum is twenty percent unless the bylaws say otherwise. Proxies are allowed, may be revoked only by actual notice to the person presiding, are void if undated or if they purport to be revocable without notice, and their duration is governed by the Tennessee Nonprofit Corporation Act at sec. 48-57-205. Everything else, the number of directors, their qualifications, terms and the manner of electing and removing them, is left to the bylaws; the statute sets no secret ballot, nomination or election inspector rule. §Tenn. Code Ann. secs. 66-27-403(c) to (f); 66-27-409(a), (c); 66-27-410(b); 66-27-406(a)(3) | Tennessee is a six month super priority state with a one percent cap and a notice trap that can wipe the priority out. Fines first: after notice and an opportunity to be heard the association may levy reasonable fines for violations of the declaration, bylaws and rules, and may impose charges for late payment, and those charges and fines are enforceable as assessments. The lien attaches from the time the assessment or fine becomes due and may be foreclosed by judicial action, or in like manner as a deed of trust with power of sale if the declaration so provides, with notice by mail to the owner and to every lienholder of record before the first publication. Since Public Chapter 866 of 2016 the lien is prior to all other liens except those recorded before the declaration, a first or contemporaneous mortgage or deed of trust recorded before the assessment became delinquent, and tax liens; on a foreclosure by either side the association takes a priority in the proceeds up to the common expense assessments that would have come due in the six months before the enforcement action, but not exceeding one percent of the maximum principal indebtedness of the first mortgage or deed of trust. Three qualifications decide what that is worth. An association foreclosure is subject to any prior deed of trust and does not extinguish it. The priority is not transferable and is extinguished if assigned or transferred to a third party, which closes the door on selling the position. And if the mortgage holder has given the association its name, address and the unit, the priority is lost unless the association gives written notice of the delinquency within thirty days of the date six months of assessments became delinquent. The lien up to the priority amount is perfected by recording the declaration with no further filing; any amount above it must be recorded to take priority. Enforcement is barred after six years, and a judgment must include costs and reasonable attorney fees for the prevailing party. One prohibition applies to non condominium associations: no foreclosure against the property or the member for failure to pay a special assessment for a nonessential amenity. §Tenn. Code Ann. secs. 66-27-415(a) to (h); 66-27-402(a)(11); Acts 2016, ch. 866; 66-27-706(b) | None. No Tennessee agency registers, licenses, audits or takes complaints about condominium or homeowners associations, and neither the Tennessee Condominium Act of 2008 nor the homeowners association part assigns a role to any agency, board or commission. Enforcement is judicial and is written broadly: in addition to any remedy in the declaration, any right or obligation declared by the act is enforceable by judicial proceeding, and any person or class of persons adversely affected by a failure to comply with the act, the declaration or the bylaws has a claim for appropriate relief. Fees are discretionary on the general provision, which lets a court award reasonable attorney fees in an appropriate case involving wilful failure to comply, and mandatory in a lien action, where the judgment must include costs and reasonable attorney fees for the prevailing party. The closest thing to a reporting duty is local and tiny: in one county identified only by a population bracket, a member of a gated subdivision association of at least three hundred homes may ask the board for a report of police activity, which the board must obtain from local law enforcement and make available to each household. §Tenn. Code Ann. secs. 66-27-211; 66-27-415(g); 66-27-802 | 2026-09-21 |
No state matches that filter.
How to read this table
For the meeting notice column, there is now a tool. The meeting notice deadline calculator takes your state, your meeting type and your meeting date and returns the last day notice may go out, the earliest day where the statute sets a ceiling, and the same citation and source link that appear in the row below. The structured version of all 74 notice clocks is free to download from that page.
Each row is one state and each column is one question a volunteer board actually asks. The cell answers it in a sentence, names the section, and links the official host: a legislature or agency site, never a law-firm blog. For the 22 hub states the table summarizes the state hub, which carries the full context for each state; when the two disagree, the hub's state section is the more current statement and this table is the one that needs fixing. Twelve states appear only here for now, so their cells are the site's complete statement on them: New York, Massachusetts, Indiana, Wisconsin, Missouri, Kentucky, Delaware, New Hampshire, Rhode Island, Vermont, Maine and Louisiana.
The depth marker matters more than it looks. A cell with no marker was read at primary statute text on the date in the last column. A cell with the s marker rests on something weaker: a section title in an official index, an agency guidance page, or an earlier pass that did not fetch the text. We publish those cells because a pointer to the right section is still useful, but not as verified law. Negative claims (no mandate) are harder to prove than positive ones.
Condominium and planned-community regimes often differ inside one state; Florida, Hawaii, Illinois, Utah, Kentucky and Delaware are the clearest cases, and the cell says which regime it describes. New York, Massachusetts, Wisconsin, Missouri, New Hampshire, Rhode Island and Maine have a condominium act but no general HOA statute, so their planned-community associations run on their declarations plus the state's nonprofit or nonstock corporation law, and most of the condo-only cells do not reach them. Two of the four states added on September 14, 2026 need a threshold check before the row applies at all. Vermont's Common Interest Ownership Act reaches every residential condominium created after January 1, 1999 but reaches other common interest communities only at 12 or more residential units, and a planned community of no more than 24 units with no development rights is subject to just three sections of the whole title unless its declaration opts in, so many small Vermont HOAs are governed by their documents alone. Louisiana's budget, ratification and reserve-disclosure duties apply only to planned communities of more than 25 lots, and Louisiana replaced its Homeowners Association Act with the Louisiana Planned Community Act, effective January 1, 2025, which does not affect the validity or superiority of a community document recorded before that date. Three of the states added on September 13, 2026 carry a date line a board has to check. Kentucky's planned-community act (KRS 381.785 to 381.803) took effect June 29, 2023 and does not override conflicting language already recorded before that date, and its condominium act reaches condominiums created after January 1, 2011. Delaware's act (25 Del. C. ch. 81) applies in full only to communities created on or after September 30, 2009; older ones get an enumerated list of sections that includes open board meetings, records, reserves and the lien, but not the owners-meeting notice section. Missouri's modern condominium act reaches condominiums created after September 28, 1983, and older ones keep only the sections listed in sec. 448.1-102.1, which do not include meeting notice, records or board turnover. Indiana's HOA article (IC 32-25.5) applies in full only to associations formed after June 30, 2009 that charge mandatory dues, or to older ones whose members vote to adopt it. Read your governing documents first, because they can add duties the statute does not.
What this table does not cover
- Fine limits and late-fee caps. Georgia and Utah carry a note because the hub states a fine or lien consequence there, and the twelve states added in September 2026 carry the lien and fine-authority rule read from the statute. Rhode Island is the one state in this table whose statute sets a dollar ceiling on fines, and New Hampshire has no fine statute at all. Statewide fine ceilings are not tracked for the other states.
- Foreclosure thresholds. The minimum delinquency, notice periods and judicial or non-judicial routes for an assessment-lien foreclosure are not in this table. The fine and lien entries that are here, for 29 of the 49 states, are restructured into dated steps by the fine, lien and foreclosure timeline tool, which also prints how many months the lien beats a first mortgage in each of them.
- Architectural review rules. Deadlines for approving or denying owner applications, and solar, flag and accessory-dwelling override statutes, are not tracked.
- Governing-document amendments. Vote thresholds and recording rules for amending a declaration or bylaws are not tracked.
- Coming: these four topics are the next columns planned for this dataset. The 2026 enactments that changed any of the tracked columns are logged on the 2026 law changes page.
Frequently asked questions
Which states require a reserve study?
Of the 49 states here, a study requirement is read at primary depth in California, Virginia, Washington, Nevada, Maryland, New Jersey, Utah, Hawaii, Delaware (condominiums, and in Delaware cooperatives too), Tennessee and Oregon. Oregon moved from secondary to primary depth on October 29, 2026, when ORS 94.595 and ORS 100.175 were read at statutory text; its duty is the annual one, because the board must determine the reserve requirement every year by conducting a study or reviewing and updating the existing one, and after the turnover meeting the board may skip a year of funding only with the approval of all owners. Tennessee is the newest of them and the narrowest: since January 1, 2024 a condominium board overseeing common elements worth more than ten thousand dollars to replace must keep a reserve study on a five year cycle, but the duty sits in the condominium act and does not reach a Tennessee homeowners association, and it does not reach a condominium created before January 1, 2009 unless that condominium adopted the 2008 act in full. Florida requires a structural integrity reserve study for condos of three or more stories. Minnesota and Michigan mandate funding rather than a study, as do Massachusetts (an "adequate replacement reserve fund" for condos) and Indiana (a condo replacement reserve fund); Wisconsin gives residential condos an opt-out statutory reserve account. New York requires neither a study nor a fund outside a narrow conversion rule, and neither do Missouri, Kentucky, New Hampshire, Rhode Island, Vermont, Maine or Louisiana. Nor do the four states added on September 17, 2026: Oklahoma, West Virginia, Nebraska and Arkansas have no reserve study requirement and no reserve funding standard of any kind, and in Oklahoma and Arkansas that is true of the condominium statute and of planned communities alike. Nor do the three added on September 18, 2026: Idaho, New Mexico and Alabama each require no reserve study and set no funding standard, and in all three that holds for the condominium statute and the homeowners association statute alike. Nor do the three added on September 19, 2026: Alaska, Kansas and Wyoming. Nor do the four added on September 20, 2026: Iowa, Montana, North Dakota and South Dakota. Those four are worth reading together, because none of them has a homeowners association act at all and three have only a thin condominium statute: Iowa's 1966 Horizontal Property Act never mentions reserves, Montana's Unit Ownership Act reduces association finance to one sentence about sharing common profits and expenses by percentage interest, and South Dakota's condominium chapter is a developer registration statute with no governance content. North Dakota is the near miss and the most useful of the four: since 2025 a seller must disclose whether the association uses a reserve study, along with the reserve and capital funds committed to current or pending projects and the current operating and reserve budgets, which is a disclosure duty rather than a mandate but does put the question on the table at every sale. Alaska's Uniform Common Interest Ownership Act never uses the phrase reserve study and puts the only engineer certified reserve figure in the declarant's sales disclosure; Kansas has no reserve provision in any of its three association acts; and Wyoming has no homeowners association act at all, only a four section Condominium Ownership Act, so its reserve question is answered entirely by the declaration. New Mexico substitutes a different duty that is worth copying even where it does not apply: at least every three years its homeowner associations must obtain a financial audit, review or compilation from an independent CPA and give it to owners within thirty days. Delaware is the strictest of the 48: a condominium or cooperative budget must assign at least 15, 10 or 5 percent of the annual budget to the repair and replacement reserve, depending on how many of fifteen listed building systems the board maintains. The others either require reserve disclosure or a budget line without a study, or have no mandate at all. For the decision between a professional and a do-it-yourself study, see the reserve study guide for small associations.
How quickly does my association have to produce records?
Where a deadline has been verified it is in the records column: 10 business days in Arizona, Florida HOAs, Illinois and Utah, with California splitting current-year and prior-year records, Washington on 10 days notice, Wisconsin condos on 10 business days notice from the owner, and Connecticut on a 30-day request answered within 5 business days. New Hampshire condominiums are the fastest of the 48: financial information within 15 days of the owner's request, and a written request for minutes answered in the same 15 days. New York incorporated HOAs answer a 5-day written demand for minutes and the member list. Rhode Island condominiums run the other common pattern, a flat 30 days from the owner's request with no exempt categories named. Several states, including Massachusetts, Indiana, Missouri, Kentucky, Delaware, Vermont, Maine and Louisiana, set the right without a statutory production clock and instead put a notice burden on the owner, 5 days in Delaware and Vermont, 10 days in Maine, 5 business days for an incorporated Missouri association, and no fixed period at all in Louisiana, and the cell says so. Iowa is the most important addition to this column, because its ten business day deadline is one of the few that reaches an ordinary homeowners association rather than only a condominium: since 2023 the association, its designee or its management company must produce the organisational documents, the bylaws, the rules and the minutes of the most recent owners meeting and the most recent board meeting within ten business days, at no more than the cost of production. Montana takes the opposite shape, five business days of notice from the member rather than a deadline on the association, with mandatory fee shifting if a court has to order inspection. North Dakota and South Dakota set no day count at all: both give a member the right to inspect for a proper purpose at a reasonable time, and in South Dakota the only lever is a Class 2 misdemeanor for an officer who refuses. West Virginia and Nebraska belong to that group as well, with records "reasonably available" and no day count, though both give a hard ten business days for a statement of unpaid assessments; Oklahoma sets no clock and gives planned community owners no statutory inspection right at all. New Mexico is the strongest of the 48 on this column: ten business days, no charge to review, ten cents a page for copies, and the greater of actual damages or fifty dollars a calendar day from the eleventh business day if the association misses it. Alabama splits, thirty days under the Homeowners' Association Act and no day count for ordinary condominium records, though a condominium payoff statement not furnished within ten business days releases the association's lien for that amount. Idaho sets five business days for the statement of assessment account, free of charge and binding on the association. The three states added on September 19, 2026 are the clearest example of the notice burden pattern. Alaska requires only that records be "reasonably available" with no day count, no list of exempt records and no penalty, though it gives a hard ten business days for a statement of unpaid assessments and ten days for a resale certificate. Kansas and Wyoming both put the clock on the owner instead of the association: ten days written notice identifying the records in Kansas, five business days in Wyoming, after which access must be given at a reasonable or mutually convenient time, with no statutory deadline to produce. Pair the column with the record retention checklist, which covers how long to keep what.
How current is this table, and can I reuse the data?
Each row shows its latest verification date. The table was assembled from the hub on September 8, 2026, New York, Massachusetts, Indiana and Wisconsin were added from the official statute text on September 11, 2026, Missouri, Kentucky, Delaware and New Hampshire on September 13, 2026, Rhode Island, Vermont, Maine and Louisiana on September 14, 2026, Oklahoma, West Virginia, Nebraska and Arkansas on September 17, 2026, Idaho, New Mexico and Alabama on September 18, 2026, Alaska, Kansas and Wyoming on September 19, 2026, and Iowa, Montana, North Dakota and South Dakota on September 20, 2026. The CSV and the page are licensed CC BY 4.0: reuse them with attribution to CommonKeel and a link to this page. Statutes change every session, so check the date column and the 2026 change log before you cite a cell.