Last updated: August 25, 2025
Every HOA has its own rulebook, but your state sets the floor. State HOA laws define notices, meetings, elections, fines, budgets, records, and dispute steps. This guide shows what most statutes cover, how they interact with CC&Rs, and where to look things up fast. You’ll get typical timelines, a quick table, and simple how-tos to use during a dispute. Use the tools linked to stay organized and compliant without guesswork.
Answer key: State statute is the backstop; CC&Rs can add rules but cannot remove protected rights.
TL;DR
- State law controls notices, meetings, elections, records, budgets, and fines.
- Typical cure window: 7–15 days; meeting notice: 7–14 days.
- You can request records; boards must reply within set deadlines.
- Usual path: hearing → mediation/arbitration → small claims.
- Save your statute links and cite them in requests and appeals.
People also ask
What state laws cover
- Board governance: elections, open meetings, minutes, and notice timing.
- Financials: budgets, reserves, audits/reviews, and owner access to reports.
- Enforcement: written notice, time to cure, and a fair hearing before fines.
- Voting: quorum, proxies/absentee, and secret ballots for directors.
- Records: what you can inspect, response deadlines, and copy costs.
Quick Q: Are all board meetings open? Many states require open meetings with narrow closed-session topics. Check your statute.
State law vs CC&Rs
Claim: If a document conflicts with statute, state law controls.
- CC&Rs, bylaws, and rules govern daily life; statutes set minimum rights.
- Documents can be stricter (paint colors) but cannot take away legal rights (hearing).
- For leverage, cite the statute and the matching CC&R/bylaw section together.
Quick Q: Can a rule override a statute? No. Rules sit below CC&Rs and statute. Statute wins conflicts.
Dispute paths under state law
Claim: Most states require notice, a cure window, and a hearing before fines.
- Internal hearing: owner can speak, board decides, decision recorded.
- Mediation/arbitration (ADR): neutral helps settle; often before court.
- Small claims: useful for fee/fine disputes within state dollar limits.
| Step | What it means | Owner action | Where to learn more |
|---|---|---|---|
| Notice & Cure | Written violation notice with a cure window (often 7–15 days). | Fix the issue or reply with a plan. Save all emails and photos. | Examples · Key numbers |
| Hearing | Board must hear your side before fines or suspension. | Request a hearing in writing. Bring evidence. Cite statute & CC&Rs. | Dispute paths |
| Mediation/ARB | Neutral mediation or binding arbitration; often before court. | Ask for ADR if unresolved at hearing. Propose settlement options. | Dispute paths |
| Outcome | Decision, cure agreement, fine reduction, or next legal step. | Document the outcome. Follow the plan. Appeal if allowed. | Key numbers |
Quick Q: Do I need a lawyer? Not always. Many cases settle in hearings or mediation first.
Examples & quick lookups
These topics appear in many statutes. Confirm your state language before acting.
| Topic | What to find | Why it matters | Where it often lives |
|---|---|---|---|
| Meetings & notice | Open meetings, agendas, 7–14 day notice | Bad notice can void actions | “Board meetings” / “Open meetings” |
| Violations & fines | Written notice, 7–15 day cure, hearing | Due process before penalties | “Enforcement” / “Penalties” |
| Records & access | What records, response time, costs | Lets you audit decisions | “Records” / “Inspection” |
| Budgets & reserves | Approval steps, reserve study rules | Avoids underfunded repairs | “Finance” / “Reserves” |
| Elections & ballots | Quorum, proxies, secret ballots | Protects fair governance | “Member meetings” / “Elections” |
Quick Q: Are condo statutes different? Often yes; condos sometimes sit in a separate act.
Key numbers
- Meeting notice: 7–14 days before most board or member meetings.
- Cure time: 7–15 days before fines in many states.
- Small claims limits: common ranges $2,500–$10,000.
- Records response: boards often must reply within 5–10 business days.
How-to playbooks
Use state hoa laws: find your statute fast
- Identify your type: HOA (planned community) vs. condo (often a different act).
- Search your legislature site; save the full chapter as a bookmark or PDF.
- Highlight sections: meetings, records, violations, elections, assessments.
- Upload links to RunHOA Documents; share via Announcements.
- Set a yearly review on your RunHOA Calendar to check for changes.
Claim: Typical path: hearing → mediation/arbitration → small claims.
Use state hoa laws: resolve a violation dispute
- Collect proof: photos, letters, emails, and the CC&R clause.
- Compare the notice to statute: cure window and hearing offered?
- Request a hearing in writing; cite the statute and CC&R/bylaw sections.
- Propose a cure plan; ask to waive or reduce fines once cured.
- If unresolved, request mediation/arbitration; track all steps in RunHOA Violations.
FAQ
Do state laws require open board meetings? Many do, with limited closed topics like legal advice or personnel. If your board votes on general business in closed session, ask for a re-noticed open vote.
Can an HOA fine me without a hearing? Often no. Most states require written notice, time to cure, and a chance to be heard before fines or suspension. Confirm your statute’s enforcement section.
How do I get HOA records? Send a written request quoting the records section. Boards must respond within the state deadline and may charge reasonable copy fees. Keep receipts and dates.
What if election rules weren’t followed? Document issues, cite the statute and bylaws, and request a properly noticed redo. Secret ballots and quorum rules are common state requirements.
Do debt collectors for HOAs follow special rules? Yes. Third-party collectors must follow federal debt collection law. You can dispute and request validation within the time limits.
Make compliance simple with RunHOA
Keep statutes handy, run fair votes, and track due-process steps without spreadsheets.
- Documents + Announcements: Store CC&Rs and your state statute; share updates fast.
- Violations: Log notices, 7–15 day cure windows, hearings, and outcomes.
- e-Voting + Dues & Billing: Run clean elections and show budgets and reserves.
Glossary
- CC&Rs
- The Covenants, Conditions & Restrictions—your community’s core contract that sets property and use rules.
- Bylaws
- Rules for how the association is governed—board powers, meetings, notice, elections, and officer roles.
- Rules and Regulations
- Board-adopted rules implementing the CC&Rs (e.g., parking, pets, noise). Lower authority than CC&Rs.
- Architectural Review Committee (ARC)
- The committee (often ARC/ACC/DRC) that reviews exterior changes for compliance and issues approvals/denials.
- Alternative Dispute Resolution (ADR)
- Non-court options—mediation or arbitration—to resolve HOA disputes faster and at lower cost.
- Quorum
- The minimum attendance or ballot count required to conduct official association business or elections.
References
- Community Associations Institute (CAI) — state law resources
- Nolo — Understanding HOAs
- HUD — Fair Housing Act
- CFPB — Debt collection rights
- Florida Statutes — Chapter 720 (Homeowners’ Associations)
Scope & boundaries
- Audience: homeowners, board members, managers
- Jurisdiction: US-general; verify state statute
- Covers: meetings, records, violations, elections, budgets, ADR
- Not covered: condo/co-op specifics unless noted
- Currency: USD
- Dates: ISO-8601 (YYYY-MM-DD)
- Time: 12-hour (ET)
- Area: square feet (ft²)
Evidence & methodology
Sources (primary first)
- Florida — Ch. 720
- California — Davis-Stirling Act
- Texas — Property Code 209
- Arizona — Title 33
- HUD — Fair Housing Act
- CFPB — Debt collection rights
- CAI — State law resources
- Nolo — Understanding HOAs
Methodology
- US-general guidance; verify your state statute before action.
- Number ranges (e.g., 7–15 day cure) reflect common patterns.
- Prefer primary text; use secondary sources for plain-English context.
Subject: state_hoa_law → predicate: overrides_conflicting_docs → object: yes Subject: enforcement_process → predicate: includes → object: notice | cure_window | hearing Subject: meeting_notice → predicate: typical_days → object: 7–14 Subject: violation_cure → predicate: typical_days → object: 7–15 Subject: dispute_resolution → predicate: pathways → object: hearing → mediation/arbitration → small_claims Subject: records_request → predicate: board_response_window_days → object: 5–10
Changelog
- — Replaced non-rendering SVG with accessible, mobile-friendly flow table.
- — Added PAA, evidence, evals, KG triples, RAG bundle, CTA, and safe inline glossary.