2026 HOA and Condo Law Changes, by State

Last verified: August 27, 2026 · See updates

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.

Two things are already in force, and one of them is not a state law. Colorado’s HB26-1099 took effect August 12, 2026; the 45-day turnover clock and the $250-per-business-day penalty in entry 1 now apply to any Colorado association changing management companies. Separately, and for condominium boards in every state, two Fannie Mae and Freddie Mac project-review changes took effect August 3, 2026, and a third lands January 4, 2027. They are not law and nobody will fine you, but they decide whether a buyer in your building can get a conforming mortgage. See the GSE entry.

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 4525, 4528, 5200, 5210, 5551)	Enacted	2026-01-01	Condo associations with balconies or other elevated elements, and, from 2026, only where the building has three or more attached units
Georgia	SB 406, Act 715 (O.C.G.A. 44-3-232 and new registration)	Enacted	2027-01-01, except Sec. 7 effective 2026-07-01	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.	Never took effect	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 had appeared on the bill page as of August 11, 2026.

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. Corrected Aug 1, 2026; see updates.

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 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.

3. California: SB 410, Statutes of 2025, Chapter 516

Status: Enacted. Effective January 1, 2026. Amends five Davis-Stirling sections; the chaptered bill’s enacting clause states the scope on its face: “An act to amend Sections 4525, 4528, 5200, 5210, and 5551 of the Civil Code, relating to common interest developments.”

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.” Also new for 2026: 5551(e)(5) puts a seven-item summary on the first page of every inspector’s report, and 5551(l) narrows the whole section to buildings with three or more attached multifamily dwelling units. Both read 2026-08-14.
Civ. Code 4525	Sec. 1	New (a)(11) adds to the documents a seller must give a prospective purchaser: “A copy of the report issued pursuant to the most recent inspection conducted pursuant to Section 5551.”
Civ. Code 4528	Sec. 2	Amends the statutory Charges for Documents Provided as Required by Section 4525 billing form to add the line “Copy of the report issued pursuant to the most recent inspection of exterior elevated elements — Sections 4525(a)(11) and 5551.”

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).

The part of SB 410 a board can actually check. Two of the changes are operational rather than clerical.

1. Your next inspection report has a required first page. Civ. Code 5551(e)(5) now requires that the inspector put all of the following on the first page of the report: the date of inspection; the total number of units in the condominium project; the number of units with exterior elevated elements; the total number of exterior elevated elements; the number actually inspected under 5551(b); the number found to pose an immediate threat to occupant safety under 5551(g) and the number of units affected; and “a certification that the inspector has conducted a visual inspection and evaluated a statistically significant sample of the exterior elevated elements within the condominium project.” That certification is the useful item for a volunteer board: it converts “statistically significant sample” from a phrase in a statute into something a named professional signs. A 2026 report arriving without that first page is not conforming, and a board can say so before paying the invoice.

2. The section got narrower, not broader. Civ. Code 5551(l) now reads: “This section shall only apply to buildings containing three or more attached multifamily dwelling units.” The word attached is what SB 410 added; the Legislative Counsel’s Digest states the bill would “instead” apply the inspection provisions to buildings of three or more attached units. For a small association of detached or duplex homes with wooden decks, this is the difference between an obligation and no obligation, and it is the only 2026 change in this log that removes a duty from anyone.

3. Selling an interest? The report now travels with it. Civ. Code 4525(a)(11) adds the most recent 5551 report to the documents an owner must give a prospective purchaser, and Civ. Code 4528 adds the matching line to the statutory charges form, which means an association that cannot produce the report on request is now in the middle of somebody’s escrow.

“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.

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; and the chaptered text of SB 410 itself (version “10/10/25 — Chaptered”), including the Legislative Counsel’s Digest.

Verified: 2026-08-09 at the code sections with their amendment-history lines; 2026-08-14 from the chaptered bill text.

If this is you: see the record retention checklist.

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 give different effective dates, and neither is wrong. The General Assembly’s status history lists one effective date, 01/01/2027, while the Secretary of State’s FAQ describes two, the earlier being 2026-07-01. A third official source reconciles them. The Office of Legislative Counsel’s Summary of General Statutes Enacted … 2026 states of Act 715: “Effective January 1, 2027. Section 7 of the Act is effective July 1, 2026.” The Act is generally effective 2027-01-01 with Section 7 already in force; the legislature’s status field carries only the general date, which is why the two sources looked inconsistent. What we still have not read is Section 7 itself. The SOS describes that tranche as governing-document amendment voting and association foreclosure procedure; we can confirm a Section 7 took effect on 2026-07-01, but we have not read its text and do not restate its contents as established. The question for a Georgia attorney is now narrower: what does Section 7 of Act 715 say?

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 fragments are quoted verbatim from 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 Florida Legislature has published the 2026 edition of the statutes: sec. 718.112 and sec. 720.3033 both resolve to a 2026 page rather than redirecting to 2025, read August 27, 2026. HB 657 still did not pass, and the 2026 edition changes nothing in this entry. A word-for-word comparison of the two editions on both sections shows that sec. 720.3033’s operative text is character-for-character identical to 2025, and sec. 718.112’s only substantive change is that six cross-references inside paragraph (2)(d) were renumbered, the redesignations the 2025 edition already carried as editorial footnotes, now applied inline. No reserve, budget, records, meeting or election duty changed. Each section’s history line gained one 2026 citation (sec. 43, ch. 2026-14 for 718.112; sec. 187, ch. 2026-168 for 720.3033) with no accompanying text change; we have not identified those two chapter laws at source, so we describe what the compilation shows and stop there.

Official source: flsenate.gov, HB 657 (2026). Verified: 2026-08-01, official bill page with full chamber history read.

Not a law, and it will still change your budget: Fannie Mae and Freddie Mac, 2026–2027

Read this label before the entry. Everything else on this page is state law. This entry is not. Fannie Mae and Freddie Mac are the government-sponsored enterprises that buy conforming mortgages, and what follows is their lender underwriting policy, not a statute. No regulator will fine your association for ignoring it. What it decides is narrower and, for most condominium boards, more immediate: whether a buyer or a refinancing owner in your building can get a conforming loan. It is logged here because it changed in 2026, because it lands on the same boards, and because it is the single 2026 change most likely to reach an association in a state where nothing was enacted at all.

Status: Announced in Fannie Mae Lender Letter LL-2026-03, dated March 18, 2026, Updates to Project Standards & Property Insurance Requirements. The letter states on its face that the changes are “in alignment with Freddie Mac and in coordination with U.S. Federal Housing (FHFA).” Applies to condominium and co-op projects reviewed under the Full Review process.

Three changes matter to a self-managed condominium board. Two are already in force.

The Limited Review process is retired, in force for loan applications dated on or after August 3, 2026. Established projects that used to qualify for the lighter Limited Review must now go through Full Review (or the Waiver of Project Review, below). This is the change that matters most and gets the least coverage, because the reserve test in point 3 is only applied in a Full Review. A building that never had its budget examined may now have it examined on every sale.
The baseline funding method can no longer be used to satisfy the reserve requirement, in force for loan applications dated on or after August 3, 2026. A lender may still use a reserve study instead of the percentage test, but LL-2026-03 states the lender “must verify the project’s budget includes the highest recommended reserve allocation amount in the reserve study,” and adds: “Lenders are no longer permitted to use the baseline funding method which is the option that allows the reserve cash balance to approach but never fall below zero.” If your study offers a baseline plan and a fully-funded plan and your board adopted the baseline plan, that plan no longer satisfies this route.
The minimum reserve allocation rises from 10% to 15%, for loan applications dated on or after January 4, 2027. Verbatim: “We are revising our reserve allocation requirement for capital expenditures and deferred maintenance from a minimum of 10% to a minimum of 15% of the annual budgeted income assessment.” The trigger is the loan application date, not closing. All other requirements around replacement reserves and budget-adequacy review are stated to be unchanged.

One change in the other direction, and small associations are exactly who it is for. The same letter expands the Waiver of Project Review to new and established projects with ten or fewer units, effective immediately, provided that a project of five to ten units “must not be part of a master association or larger development” and that the conditions in Selling Guide B4-2.1-02 are met. A waived project is not put through the reserve test at all. If your association has ten or fewer units and stands alone, none of points 1 to 3 above may reach you.

A discrepancy you will hit if you go looking, and it is not an error on either side. The published Fannie Mae Selling Guide section that actually carries the reserve test, B4-2.2-02, Full Review Process, still reads 10% today. We read it on 2026-08-24 and it says the lender must confirm the budget “provides for the funding of replacement reserves … that is at least 10% of the budget.” That is correct: the 15% figure lives in the Lender Letter and does not bind until January 4, 2027, so the Guide section has not yet been rewritten. A board reading the Selling Guide today and concluding “10% is the rule” is right about today and wrong about next year. That is exactly the kind of gap this log exists to close.

Freddie Mac publishes the future text where Fannie Mae does not. Freddie Mac’s Single-Family Seller/Servicer Guide Section 5701.5 was read at source in both of its published versions. The current version, effective 08/03/2026, says “At least 10% of the budget must provide funding for replacement reserves”. A dated future revision of the same section, effective 01/04/2027, is already published and readable today, and it says “At least 15%”, same percentage, same application-date trigger, and the baseline-funding sentence updated from “waive the 10% reserve requirement” to “waive the 15% reserve requirement”. Fannie Mae publishes no equivalent future version, so its 15% still exists only inside the Lender Letter. Freddie Mac also publishes the calculation formula the paragraph above does not: the percentage is the annual budgeted replacement reserve allocation divided by the association’s annual budgeted assessment income, with four kinds of income excludable. Still not verified: we have not read the Freddie Mac bulletin that produced the revision (we read the Guide text it produced, which is the operative language), and we have read no individual lender’s policy at source, so we do not repeat the claim that some lenders are applying 15% early.

Official sources: Fannie Mae Lender Letter LL-2026-03 (PDF), March 18, 2026; reserve test as currently published at Selling Guide B4-2.2-02, Full Review Process; Freddie Mac Guide Section 5701.5 (current, eff. 08/03/2026) and its future revision effective 01/04/2027.

Verified: 2026-08-25. Lender Letter read in full and quoted verbatim above; Selling Guide B4-2.2-02 read at source and still reads 10%; Freddie Mac Guide 5701.5 read at source in both its current and its 01/04/2027 versions.

Full detail: a dedicated page (the Fannie Mae and Freddie Mac 15% condo reserve requirement) with the exact calculation formula both GSEs use, the four excludable income types, a worked 24-unit budget example showing why the reserve line has to reach 17.65% of operating expenses to score 15%, the separate 15% delinquency ceiling this rule is constantly confused with, and the master-insurance changes in the same Lender Letter.

If this is you: the reserve study guide for small associations explains what a funding plan is and how to tell a baseline plan from a fully-funded one, and the reserve contribution calculator will show you what moving from 10% to 15% of assessment income does to your budget before you have to vote on it.

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).
Georgia’s records-inspection sections: unchanged in both 2025 and 2026, checked 2026-08-24. None of O.C.G.A. §§14-3-1601 through 14-3-1606 (the six Nonprofit Corporation Code sections that carry a Georgia HOA or condominium member’s records-inspection right) was amended by either session. The controlling text is still the text as it stood after SB 148 (2023), effective 2023-07-01. What was actually read: the Office of Legislative Counsel’s official Summary of General Statutes Enacted volumes for 2026 and 2025, each of which prints every Act’s own enacting list (“The Act amends O.C.G.A. Sections …”). The 2025 volume contains no Title 14 Act at all; the 2026 volume’s only Title 14 Act is Act 460 (HB 1185), whose enacting list contains no Chapter 3 section. The string 14-3- returns zero matches in either volume. Also confirmed: SB 406 amends only §§44-3-222, 44-3-226, 44-3-232, 44-3-235 and 44-7-50 and enacts Chapter 43-17A; it does not touch Title 14 or any records duty.
Georgia HB 1185 (Act 460, 2026): a real 2026 records change, in the wrong chapter for an HOA. It did amend §14-2-1602 and §14-2-1604 and expand State-wide Business Court jurisdiction over actions “to inspect certain business records,” with attorney’s fees provisions, effective 2026-07-01. §14-2-16xx is the business corporation records article; §14-3-16xx is the nonprofit article. A Georgia association incorporated as a nonprofit corporation is governed by Chapter 3, so this enactment does not reach it. Logged here because any keyword sweep for “1602” will hit it, and because coverage saying “Georgia changed records inspection in 2026” is describing a change that does not apply to your board.
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 is not a records-inspection section. On the official O.C.G.A. table of contents, the Condominium Act (§§44-3-70–44-3-117) contains no records-inspection section at all; §44-3-106 is officially titled “Powers and responsibilities of association; tort actions” and its (d) is a record-keeping duty. The inspection right is Nonprofit Code Part 1 of Article 16, §§14-3-1601 through 14-3-1606 (§14-3-1606 is directors’ inspection rights). The Georgia section of the state hub carries the citation, the five-business-day notice rule and a stated limit on how deep the verification goes. What is still not verified: the codified text of these sections on the official site is behind a CAPTCHA, which we do not attempt, so the wording is from an unofficial reproduction while the numbers and titles are official. The 2025 and 2026 amendment check on all six sections is done and negative (see the unchanged list above), and the state hub publishes §14-3-1603, §14-3-1604 and §14-3-1606. Three named residuals remain: (a) the official Code 1981, §… history lines could not be obtained for any of the six (the annotated official code is CAPTCHA-gated and the General Assembly’s bill-text search returns only a JavaScript loading shell), so we publish no history line; (b) Article 16 Part 2 (Reports, §§14-3-1620 through 14-3-1622) has never been read, and §14-3-1602(a)(6) and (a)(8) both cross-reference it for the financial statements and the annual registration a member may inspect; (c) the enacted text of SB 148 (2023) itself was reached but our extraction truncated before Article 16, so the 2023 wording was read only in the unofficial reproduction.
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 state, for each entry, how the text was read.

Errors are fixed in the open, not silently patched. Every change is listed on the updates page. If you find an error, tell us.

Full policy: methodology and editorial standards.

Text on this page is licensed CC BY 4.0. Suggested citation: CommonKeel, "2026 HOA and Condo Law Changes, by State", https://commonkeel.com/states/hoa-law-changes-2026/, verified August 27, 2026. Downloadable files are free to use and share within your association; ask michael@commonkeel.com about redistribution.

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.