2026 HOA and Condo Law Changes, by State
Updated August 11, 2026 · A dated, append-only record of every 2026 change in state HOA and condominium law that affects how a self-managed board runs its association. Five enactments verified against primary sources; six checks that found nothing; three gaps we have not closed and name below. Next scheduled pass: September 1, 2026.
Most “new HOA laws” coverage has the same three problems. It does not say when the law takes effect. It does not link the enacted text. And it never tells you what the writer checked and found unchanged, so you cannot tell the difference between still true and nobody looked.
This page fixes all three. Every entry carries the enacted citation, the effective date as stated in the act, a link to the official document, the date we read it, and how we read it. The negative results are published alongside the changes, because for a board deciding whether it needs to do anything, “we checked Colorado’s official 2026 housing summary and nothing in it touches CCIOA” is as useful as a new statute.
One deadline lands tomorrow. Colorado’s HB26-1099 takes effect August 12, 2026. If your Colorado association is changing or has recently changed management companies, the 45-day turnover clock and the $250-per-business-day penalty in that act are the reason to read entry 1 today rather than next month.
At a glance
| State | Citation | Status | Effective | Who it hits |
|---|---|---|---|---|
| Colorado | HB26-1099 (C.R.S. 38-33.3-209.2; 38-33.3-317) | Enacted | 2026-08-12 | Any association changing management companies; declarants of new communities |
| Washington | SHB 2354, Ch. 96, Laws of 2026 (RCW 64.90.530; 64.90.545) | Enacted | 2026-06-11 | WUCIOA associations near the old $50,000 audit line |
| California | SB 410, Stats. 2025, Ch. 516 (Civ. Code 5200, 5210, 5551) | Enacted | 2026-01-01 | Condo associations with balconies or other elevated elements |
| Georgia | SB 406, Act 715 (O.C.G.A. 44-3-232 and new registration) | Enacted | 2027-01-01 (disputed; see entry) | Every Georgia owners’ association that charges fines or files liens |
| Washington | HB 2304, Ch. 7, Laws of 2026 (RCW 64.90.675) | Enacted | 2026-06-11 | Declarants of small new or converted condo buildings; no board duty |
| Florida | CS/CS/CS/CS/HB 657 | Died. Not law. | — | Nobody. See the trap in that entry. |
Coverage note: this log tracks the 22 states in our state requirements table. It is not a complete survey of all 50. Where a state has not been scanned, that is stated in what we have not verified rather than left blank.
The changes
1. Colorado — HB26-1099, Protect Financial Condition of Homeowners Associations
Status: Enacted. The official bill page status reads “Became Law”, and the bill summary is labelled “This summary applies to this bill as enacted.” Signed Act 2026-04-13.
Effective date: August 12, 2026. This is worth explaining, because the act does not print a date on its face. Section 5 of the Final Act reads: “This act takes effect at 12:01 a.m. on the day following the expiration of the ninety-day period after final adjournment of the general assembly (August 12, 2026, if adjournment sine die is on May 13, 2026).” That condition is now satisfied and confirmed by the legislature’s own site-wide notice, read August 11, 2026: “Because the General Assembly adjourned on May 13, 2026, any legislation enacted without a safety clause goes into effect on August 12, 2026 (unless otherwise specified).” The act carries no safety clause and remains subject to referendum petition; no petition has appeared on the bill page as of today.
What changed. Two separate duties, and the second is the one that affects an existing board.
- Declarant-paid reserve study before turnover. New C.R.S. 38-33.3-209.2 requires the declarant of a new planned community or condominium to obtain and pay for a reserve study projecting the cost of maintaining, repairing and replacing the common elements over a 30-year period, before control transfers to the association. The professional must have “no business relationship with or financial interest in the declarant” and must not be an affiliate of the declarant.
- A 45-day records and money turnover duty with a daily penalty. C.R.S. 38-33.3-317 is amended and recaptioned. When an association changes management companies, the former company must deliver “all association property, records, money, accounts, information” to the new company or to the association within 45 days, at no charge. Miss it and the former company owes the association $250 for each business day, plus interest and late fees the association incurs on payments that went late as a result, plus other damages. If a court finds the violation willful: treble damages plus reasonable attorney fees and court costs.
The exclusion is narrower than the summary makes it sound, and this is the trap. The official bill summary says the duty applies to an association “other than a self-managed association.” Read on its own, a board that self-manages might conclude the act has nothing to do with it. The enrolled text is narrower: it excludes only a self-managed association that has not retained an association management company. A board that fires its manager and takes over is therefore protected by the 45-day turnover duty, not excluded from it — it is precisely the party the $250-per-day penalty exists to compensate. We published this correction on 2026-08-01 after reading the enrolled act, having earlier had it the wrong way round.
Official source: leg.colorado.gov/bills/hb26-1099; Final Act text at leg.colorado.gov/bill_files/113856/download.
Verified: bill page 2026-07-31; enrolled text read in full (49,610 characters) 2026-08-01; status, summary and effective-date condition re-read at source 2026-08-11.
If this is you: see leaving a management company for what to demand and in what order.
2. Washington — Substitute HB 2354, Chapter 96, Laws of 2026
Status: Enacted. Passed the House 2026-02-13 (92-0), the Senate 2026-03-05 (48-0), approved by the Governor 2026-03-18, filed with the Secretary of State 2026-03-19.
Effective date: June 11, 2026. Stated on the face of the enrolled act.
What changed, for a small association.
- The mandatory audit threshold doubled, from $50,000 to $100,000. Section 6 amends RCW 64.90.530(2). An association with annual assessments below the line still requires an annual audit but may waive it annually by a majority owner vote, excluding declarant units. If your association sits between $50,000 and $100,000 in annual assessments, the audit that was mandatory last year is now waivable this year.
- A new reserve-study exemption. Section 5 amends RCW 64.90.545(2) to add exemption (c) for communities “consisting only of middle housing as defined under RCW 36.70A.030” that do not and will not require on-site wastewater reserve components. The pre-existing cost exemption is renumbered to (d). The core duty in RCW 64.90.545(1) — initial study by a reserve study professional, annual update, professional site-inspection update at least every third year — is untouched.
Also in the act, not a board duty: a small-community carve-out at RCW 64.90.360(4)(a)(ii) for communities of no more than six middle-housing units, and EV-charging and heat-pump cost allocation made non-variable by governing documents.
Official source: Enrolled session law (PDF), leg.wa.gov.
Verified: 2026-08-01, full enrolled session-law text read.
How we got this wrong once, and the rule that came out of it. Our 2026-07-31 pass recorded RCW 64.90.545 as unchanged. That was not a false statement so much as a scope statement misread as a section statement: the pass read subsection (1) and reported on the section, and the amendment lives in subsection (2). Standing rule since: when recording a section as unchanged, either read the whole section or say which subsection you read. Every “unchanged” below is written to that rule.
3. California — SB 410, Statutes of 2025, Chapter 516
Status: Enacted. Effective January 1, 2026. Amends four Davis-Stirling sections; each amendment confirmed by reading the history line at the foot of the section on the Legislative Counsel’s own site.
| Section | Chapter section | What it does |
|---|---|---|
| Civ. Code 5200 | Sec. 3 | New (a)(15): “All inspector’s reports compiled pursuant to Section 5551” are association records. |
| Civ. Code 5210 | Sec. 4 | New (a)(3): those reports are member-inspectable, for the period fixed by 5551(i). |
| Civ. Code 5551 | Sec. 5 | 5551(i): reports “shall be maintained for two inspection cycles as records of the association.” |
| Civ. Code 4525 | Sec. 1 | Amendment confirmed to exist; contents not yet read. Recorded as a gap, not as “no change”. |
Why this matters more than it looks. A California condominium’s SB 326 balcony and elevated-element inspection report is now, by statute, a member-inspectable association record with its own retention period. The general Davis-Stirling record window is the current fiscal year plus the previous two, under Civ. Code 5210(a)(1). These reports are governed instead by 5551(i).
“Two inspection cycles” is about 18 years, and that conversion is our arithmetic, not the statute’s number. The statute’s verbatim phrase is “two inspection cycles.” On the nine-year inspection clock in Civ. Code 5551, two cycles is roughly 18 years. We publish the conversion because “two inspection cycles” is not something a board can put in a retention schedule, and we publish the assumption because it fails in one identifiable case: an association that inspects more often than the statute requires is governed by its own shorter cycle. A retention schedule built on the general three-year rule destroys these reports roughly six times too early.
A correction to our own record. Our state source map attributed the current text of Civ. Code 5200 to SB 323 (2019). That attribution was stale; the operative amendment is SB 410. Not wrong about the law, wrong about which version of it is in force — which is the failure mode this entire log exists to catch.
Official source: the code sections themselves, on the Legislative Counsel’s site: Civ. Code 5200, 5210 and 5551, each read with its amendment-history line.
Verified: 2026-08-09, at primary text, by sweeping 30 Davis-Stirling sections for the SB 410 history line.
If this is you: see the record retention checklist, and note that its California section does not yet carry the 5551(i) rule; that edit is scheduled for September 2, 2026.
4. Georgia — SB 406, Act 715, Georgia Property Owners’ Bill of Rights Act
Status: Enacted. Signed by the Governor 2026-05-12. This is the largest single change in this log, and it converts Georgia from a state with no association oversight body into a state with a registration regime and a complaint board.
What changed. From January 1, 2027, an owners’ association must hold an active Secretary of State registration in order to collect fines or fees, file or record liens, or initiate foreclosure. The Act amends O.C.G.A. 44-3-232 (assessment liens and foreclosure procedure), creates a State Board for Review of Complaints Regarding Property Owners’ Associations, and empowers the Secretary of State to deny, suspend or revoke a registration, cap the fines or fees an association may charge, and prohibit an individual from serving on a board. Appeals run to Magistrate Court under $15,000 and Superior Court above it.
The mistake a Georgia board will actually make. Your corporate annual registration is not this. The Secretary of State states that the Corporations Division filing “simply creates the business entity” and is separate from the HOA registration. Ten consecutive years of corporate annual registrations do not cover you.
Two official sources disagree about the effective date, and we publish the disagreement rather than pick. The General Assembly’s own status history lists one effective date, 01/01/2027. The Secretary of State’s FAQ describes two, the earlier being 2026-07-01, covering governing-document amendment voting and association foreclosure procedure — which would mean part of this Act is in force today. We have not read the enacted text section by section, and resolving it by inference would mean asserting a conclusion we did not verify. If you are amending governing documents or pursuing a lien in Georgia right now, this is the specific question to put to your attorney: which sections of Act 715 took effect on July 1, 2026, and which wait until January 1, 2027? It settles in one read of the enacted text.
Official source: Georgia General Assembly, SB 406 bill record and the Georgia Secretary of State, Property Owners’ Associations Division FAQ.
Verified: 2026-08-10 from the legislature’s bill record and the agency’s own FAQ; both re-read at source 2026-08-11. The bill record’s status history reads “01/01/2027 Effective Date” and “05/12/2026 Act 715”; the Secretary of State’s FAQ reads “The bill has two effective dates, July 1, 2026, and January 1, 2027”. Both quoted fragments assert verbatim against their sources.
Watch item: re-read in October 2026, when the Secretary of State is expected to post rules for public comment.
5. Washington — HB 2304, Chapter 7, Laws of 2026
Status: Enacted. Approved 2026-03-09, filed 2026-03-10. Effective June 11, 2026.
What changed. Extends the express-warranty-plus-insurance alternative to the implied warranties of quality, to condominium units in new or conversion buildings of 12 or fewer units and four or fewer stories, for condominiums created on or after the effective date. Minimum coverage periods stated in the act: 1 year workmanship and materials, 2 years plumbing, electrical and ductwork distribution, 10 years structural defects to load-bearing members. Amends RCW 64.90.675.
Board duty: none. This is a declarant-side provision. It is logged because a small-condo board reading trade coverage will see “new Washington condo law” and reasonably wonder whether it has to do something. It does not.
Official source: Enrolled session law (PDF), leg.wa.gov. Verified: 2026-08-01, full enrolled text.
6. Florida — CS/CS/CS/CS/HB 657 died. It is not law.
Status: DIED IN COMMITTEE. HB 657 passed the House 2026-03-05 by 108-2, went to the Senate the same day, was referred to Rules, and died in Rules on 2026-03-13. The compare bills died the same day: S 1498 in Appropriations Committee on Agriculture, Environment and General Government; S 924 in Regulated Industries.
What it would have done. HB 657 cited 33 statutes including 718.111, 718.112, 718.128, 718.1255, 720.303, 720.306 and 720.311. It would have revised official-records provisions and electronic ballots, changed turnover inspection reports and roofs, added conflict-of-interest disclosure, removed presuit mediation requirements, authorized termination of an HOA with a termination trustee, and created a community association court program.
This is the entry most likely to save someone from a wrong belief. The official Florida bill page displays “Effective Date: 7/1/2026.” That date never took effect, because the bill never passed. On a Florida bill page, the effective-date field is the date the bill would have taken effect — it is not evidence of enactment. Coverage written in March from the House vote, and never updated, is still circulating. The 2025 Florida Statutes remain the current published edition for chapters 718 and 720.
Official source: flsenate.gov, HB 657 (2026). Verified: 2026-08-01, official bill page with full chamber history read.
What we checked and found unchanged
A log that only ever contains changes gives you no way to tell still true from nobody looked. These are the checks that found nothing, with what was actually read.
- Colorado, everything except HB26-1099. Legislative Council Staff report r26-574, Summary of 2026 Housing Legislation, published 2026-06-30, read in full 2026-08-01. It covers HB26-1196, HB26-1013, HB26-1202, SB26-053, HB26-1001, HB26-1045, SB26-109 and HB26-1224. None touches CCIOA, reserve studies, association records, association meetings, elections or community association managers. HB26-1099 is Colorado’s only 2026 enactment affecting this material.
- Texas: no 2026 regular session. The legislature meets in odd years; the next regular session is 2027. Property Code chapters 82 and 209 are unchanged since our last read. Confirmed as to session calendar, not by a fresh statute-text diff — stated so you know exactly how strong the claim is.
- Nevada: no 2026 regular session. Same biennial calendar. NRS 116 unchanged since our last read, on the same session-calendar basis.
- Virginia HB 395 (2026): not material. Concerns an individual’s right to own and operate a portable solar generation device, with language stating it does not supersede association declarations. No reserve, records, meeting, election or manager duty. Reported, not verified at primary text; not material either way.
- California, four negative confirmations. While sweeping for SB 410, four sections were confirmed not touched by it: Civ. Code 5550 (last amended by SB 900, 2024), 5300 (AB 690, 2017), 5565 (unamended since 2012) and 5100 (AB 502, 2021).
- Washington, codification pending. The two 2026 amendments above are read from the enrolled session laws. They will be re-read against the codified RCW once the code reviser publishes the 2026 codification, to confirm they landed as expected.
What we have not verified
Named rather than omitted, because a gap you know about is worth more than a table that looks complete.
- Arizona 2026 session: unscanned. Bill drafts touching HOA statutes were surfaced (SB1674, SB1806, SB1440 amending A.R.S. 33-1242, SB1450, HB2128) but no bill text or status page has been opened and no evidence of enactment has been obtained for any of them. No Arizona row on this site has been changed on that basis. If you are in Arizona, do not read this page’s silence as “nothing happened.”
- Georgia O.C.G.A. 44-3-106: unverified, and we know our own premise is probably wrong. Our records-access row treats 44-3-106 as the source of a Georgia unit-owner inspection right. On secondary full text it is not: 44-3-106(d) imposes a record-keeping duty and contains no inspection right, which appears instead to sit in the Nonprofit Corporation Code at O.C.G.A. 14-3-1601 to 14-3-1605. That is secondary-only and is published nowhere on this site as fact. It is recorded here so the correction happens to the right section.
- California Chapter 516, Section 2: unidentified. Thirty Davis-Stirling sections were probed for the SB 410 history line and Sec. 2 did not land on any of them. The Civ. Code 4525 amendment (Sec. 1) is confirmed to exist but its contents have not been read.
- Illinois 765 ILCS 160 (CICAA). All 19 sections retrieved; the budget, records and open-meeting contents not yet read. That row remains secondary-sourced.
- North Carolina ch. 47C. The condominium reserve negative rests on a chapter retrieval that was term-scanned for management-turnover language, not for reserve language. The reserve term scan has not been run.
How this log is built
Status vocabulary. Enacted means we have official evidence of signature or filing. Died means the official chamber history says so. Reported not verified means we have a credible secondary indication and no primary reading — those are leads, and nothing on this site is published from them.
Effective dates are taken from the act, not inferred from a session calendar. Where an act states a conditional date, the condition is shown and the evidence that it was satisfied is cited.
Reading method is recorded because it changes what a null result means. A statute site that returns an empty body to a raw fetch and full text to a browser has not told you anything about the law. We have made that error three times and now state, for each entry, how the text was read.
Corrections are published, not silently patched. Two of our own errors are recorded above: the Colorado self-management exclusion and the stale SB 323 attribution for California. If you find a third, tell us and it will appear here with its date.
Full policy: methodology and editorial standards.
Cite this page
This log is free to cite and quote with attribution. A link to the page is appreciated and is the only thing we ask.
Suggested citation:
CommonKeel, 2026 HOA and Condo Law Changes, by State, updated August 11, 2026. https://commonkeel.com/states/hoa-law-changes-2026/
Stable anchors for deep links: #co-1099, #wa-2354, #ca-410, #ga-406, #wa-2304, #fl-657, #unchanged, #gaps, #method. Entries are append-only and anchors are not reused, so a link made today points at the same entry a year from now.
Journalists, attorneys and CAI chapter editors: if you need the primary document behind any entry, every one is linked in the entry itself. If a link has rotted, tell us and we will fix it.
What to do with this
- Check your state in the 22-state requirements table for the underlying reserve, records, meeting, election and oversight rules.
- If you are changing managers — in any state, not just Colorado — work through leaving a management company before you give notice.
- If you are setting a retention schedule, start from the record retention checklist, and read the California entry above before you set the balcony-report line.
- If your reserve obligation may have moved, the reserve study guide carries the state-by-state table, and the reserve contribution calculator will tell you what the number does to your budget.
This is educational information, not legal advice. We are not a law firm and none of this is a substitute for an attorney who has read your governing documents. Statutes are amended, effective dates move, and an association’s declaration can impose duties the statute does not. Where a decision affects liens, foreclosure, elections, collections or compliance deadlines, have a licensed attorney in your state confirm it against the current text.