Does the statute or the bylaws control the HOA meeting notice period?

Usually both, with the longer period winning. The statute sets a floor and the bylaws may raise it. One state in the CommonKeel table goes the other way: New Mexico's 10 to 50 day window applies notwithstanding a provision to the contrary in the community documents.

Do HOA board meetings and owner meetings run on the same notice clock?

Often not. Iowa puts a 7-day owner notice on a condominium board meeting while leaving owner meetings to the bylaws. Texas requires 144 hours for a regular board meeting and 72 hours for a special one. Wyoming and Montana allow regular board meetings with no notice at all unless the governing documents require it.

How does the calculator count the days before the meeting?

It counts calendar days backward from the meeting date and treats the meeting day as day zero, so a meeting on November 16 with a 10-day minimum gives a send-by date of November 6. It does not decide which end of the count a particular statute excludes, or whether the clock runs to mailing or to receipt, so boards should build in a margin of a day or two.

HOA Meeting Notice Deadline Calculator

Q: Why does my state show no meeting notice deadline?

For two different reasons, and the tool says which. In Indiana, Massachusetts, Oklahoma and several others the statute sets no period and the governing documents supply it. In Arkansas, Colorado, Maryland, Michigan, Ohio, Virginia and Washington the CommonKeel state table has not verified a period to citation depth, so the tool shows no figure instead of guessing one. In both cases the statute link is on the result.

Last verified: October 7, 2026 · See updates

Pick your state, the kind of meeting, and the meeting date. The tool returns the last date your notice may go out, the earliest date it may go out where the statute sets a ceiling, and the statute each number comes from. It covers the 49 states in our state comparison table. Everything runs in your browser and nothing you type is sent anywhere.

What you get: a send-by date for an annual meeting, a special meeting or a board meeting, every notice clock our table records for that state with its citation and source link, and the wording to paste into a board email. What it does not do: it does not read your declaration or bylaws, which can and often do require longer notice than the statute, and it does not decide whether your association falls inside the statute it quotes.

1. Where and when State

Mississippi has no row in our state table yet, so it is not in this list.

Meeting date Meeting start time, used only for the clocks written in hours

7:00 p.m. shown as an example, replace it with your own. Arizona, Florida, Hawaii, Illinois, South Carolina, Texas and Utah write some of their notice rules in hours, so those deadlines land at a time of day and not only on a date.

2. Which meeting

Annual or regular meeting of the owners or members Special meeting of the owners or members Board meeting

How the tool counts the days

It counts calendar days backward from the meeting date and treats the meeting day as day zero. A meeting on November 16 with a 10-day minimum gives a send-by date of November 6.

Three things that convention cannot settle for you:

Which end of the count the statute excludes. Some statutes and court rules exclude the day of the meeting, some exclude the day the notice goes out, and a few exclude both. The tool shows the plain subtraction, so build in a margin of a day or two.
Whether the clock runs to mailing or to receipt. In several states mailed notice is effective when it is deposited in the mail, correctly addressed and postage prepaid; New Mexico and South Dakota both say so in the sections our table cites. Other states say nothing, and a board that mails on the deadline is relying on the mail.
Business days. Nothing in our table is written in business days, but your bylaws may be.

Where a state sets both a floor and a ceiling, notice sent too early is as defective as notice sent too late. The tool shows both ends.

Where these numbers come from

Every clock in the tool restates a notice period our 49-state comparison table already publishes for that state, with the same citation and the same source link, and the tool prints that state's table entry under the result so you can check the reading against the words. Nothing was added from memory. The structured version is free to download and reuse under CC BY 4.0: meeting-notice-rules.json (49 states, 74 clocks).

Two limits, stated plainly. Our table marks California, Georgia, Nevada and Oregon as read from secondary sources, so those entries carry less weight than the rest, and the tool labels them. And 11 of the 49 states have no notice period recorded at all, either because no statute sets one or because our table has not verified one to citation depth; the tool says which of the two applies.

Before the notice goes out

Read your bylaws next. The statute is a floor in most states. Where the bylaws require longer notice, the bylaws win. New Mexico is the exception our table records: its timings apply notwithstanding a contrary provision in the community documents.
Check the delivery method, not only the date. Alabama and Alaska authorise hand delivery and prepaid mail in the sections cited, and not email. Pennsylvania allows electronic notice only with written consent or where the bylaws permit it. Rhode Island added email and portal delivery for consenting owners on June 24, 2025.
Put the agenda in the notice. Most of the 10 to 60 day states require the notice to state the agenda, including the general nature of any proposed amendment, any budget change, and any proposal to remove a director or officer. A correct date with a missing agenda item can still spoil the meeting.
Write down what you sent and when. Our free agenda and minutes templates have a line for the notice date; the annual operations calendar puts the mailing on the calendar a year ahead.

Questions boards ask about meeting notice

Can the board shorten the notice period for an urgent repair?

In several states, yes, and only for an emergency. Kansas, Vermont and Louisiana all let the minimum be reduced or waived for a meeting called to deal with an emergency, and New Hampshire allows its condominium periods to be reduced only for an emergency. Delaware says emergency board meetings need no prior notice at all. Outside those provisions a short notice is a defective notice, and a decision taken at the meeting can be challenged.

Does the statute or the bylaws control?

Usually both, with the longer period winning. The statute sets a floor and the bylaws may raise it. Our table records one state going the other way: New Mexico's 10 to 50 day window applies notwithstanding a provision to the contrary in the community documents.

Why does my state show no deadline?

For two different reasons, and the tool tells you which. In Indiana, Massachusetts, Oklahoma and several others, the statute sets no period and the governing documents supply it. In Arkansas, Colorado, Maryland, Michigan, Ohio, Virginia and Washington our table has not verified a period to citation depth, so the tool shows no figure instead of guessing one. In both cases the statute link is on the result so you can read it yourself.

Do board meetings and owner meetings run on the same clock?

Often not. Iowa puts a 7-day owner notice on a condominium board meeting while leaving owner meetings to the bylaws. Texas requires 144 hours for a regular board meeting and 72 for a special one. Wyoming and Montana allow regular board meetings with no notice at all unless the documents require it. That is why the tool asks which meeting you are noticing.

Is an email notice good enough?

It depends on the state and on what the owner consented to. The sections our table cites for Alabama and Alaska authorise hand delivery and prepaid United States mail, and do not list email. Tennessee expressly allows electronic delivery. Kansas accepts any method reasonably calculated to provide notice. Pennsylvania requires written consent for electronic notice unless the bylaws say otherwise. The tool prints the delivery wording with each clock.

Next step

Put the send-by date in your annual operations calendar so next year's board does not have to work it out again, and draft the meeting itself with the free agenda and minutes templates. If the meeting is about money, the annual budget workbook and the reserve fund calculator produce the figures the notice has to describe. For the full picture of what your state requires, read your state's entry in the 49-state comparison table, and check it against your declaration and bylaws before you mail.

Educational tool, not legal advice. It does the date arithmetic on a notice period taken from our published state table and shows you the statute. Whether that statute reaches your association, how its days are counted in your state's courts, and what your declaration and bylaws add are questions for a community association attorney licensed in your state.