HOA & Condo Requirements by State: Reserves, Records, Meetings, Elections, Oversight

Updated July 3, 2026 · Every row last verified 2026-07-03 against the cited source

Twelve states, five topics, one table. Anchors: CA · FL · TX · AZ · CO · NC · VA · WA · IL · NV · GA · SC

Legend: “No mandate” entries are negative claims — based on the absence of a requirement in the cited chapters as of the verification date, which is inherently harder to verify than a positive claim. “Not separately tracked in v1” means our source log hasn’t yet verified that topic to citation depth for that state; we don’t guess.

Whatever your state requires, two tools pair with this page: the reserve contribution calculator for a first funding estimate, and the reserve study guide for the DIY-vs-professional decision.

California

Davis-Stirling Act (Civ. Code §§ 4000–6150). Rows verified 2026-07-03 via leginfo.legislature.ca.gov.

• Reserves: boards must cause a diligent visual-inspection reserve study at least every 3 years where component replacement value is at least half the gross budget, with annual review and adjustment (§5550, as amended by SB 900 (2024) adding gas/water/electric service lines). The annual budget report must include reserve disclosures — summary, percent funded, and the Assessment and Reserve Funding Disclosure form (§§5300, 5565–5570; disclosure line items verified to exist but not reviewed line-by-line — check text). Condos with 3+ attached units: licensed-engineer inspections of balconies and elevated elements at least every 9 years (§5551, SB 326; interval per statute, full text not re-verified this pass).
• Records: members may inspect and copy “association records” and “enhanced association records,” including financials, membership lists, and election materials (§§5200–5240, as amended by SB 323).
• Meetings: open meetings with member comment; board business generally restricted to noticed meetings; executive session limited to specified topics (§§4900–4955; general notice commonly 4 days / 2 days executive per §4920, not separately re-verified).
• Elections: secret double-envelope ballots, independent inspector(s), minimum 30-day voting period (§§5100–5145; procedural details not re-verified line-by-line).
• Oversight: none — no state HOA agency or ombudsman; enforcement is private (IDR/ADR, courts). The Secretary of State collects biennial SI-CID filings.

Florida

Condos: ch. 718; HOAs: ch. 720. Rows verified 2026-07-03 via flsenate.gov (2025 statute text fetched). The fastest-changing state on this page.

• Reserves (condos 3+ habitable stories): structural integrity reserve study (SIRS) at least every 10 years per building — roof, structure, fireproofing, plumbing, electrical, waterproofing, plus items over $25,000 (inflation-adjusted) — based on visual inspection by a licensed engineer, architect, or certified reserve specialist. Willful failure to complete a SIRS is a breach of fiduciary duty (§718.112(2)(g)). Milestone structural inspections at 30 years (local option 25) and every 10 thereafter (§553.899). 2025 changes (Ch. 2025-175): pooled/cash-flow funding permitted for SIRS reserves; 15-year SIRS retention; electronic voting expansion. 2024 law (Ch. 2024-244) added a mandatory 4-hour director education curriculum.
• Records: condos — official records kept 7 years for many categories, made available within specified days; associations with 25+ units must post specified documents online (§718.111(12); official URL verified, full text of this section not directly reviewed this pass). HOAs — records open to inspection within 10 business days of written request; failure creates a rebuttable presumption of willful noncompliance with minimum damages of $50/day up to 10 days (§720.303(4)–(5), verified).
• Meetings (condos): open to owners; notice with agenda posted at least 48 continuous hours in advance; 14 days for meetings on assessments or rule changes (§718.112(2)(c); HOA parallel §720.303(2)).
• Elections (condos): written ballots; first notice 60 days before the election, candidate notice 40 days; electronic voting authorized (§718.112(2)(d), §718.128 — verify timeline details in current text before running an election).
• Oversight: DBPR’s Division of Condominiums regulates condos/co-ops (complaints, arbitration, education); the Condominium Ombudsman assists owners and can appoint election monitors (§§718.501–718.5012). Chapter 720 HOAs have far more limited state oversight.

Texas

Subdivision HOAs: Prop. Code ch. 209; condos: ch. 82. Rows verified 2026-07-03 via statutes.capitol.texas.gov.

• Reserves: no statutory reserve study or funding mandate (negative claim, chs. 82/209). Condo resale certificates must disclose reserve balances (§82.157; detail not re-verified).
• Records: owners entitled to examine and copy books and records; associations must adopt records production and retention policies; certified-mail request procedure with statutory production windows (§209.005, verified).
• Meetings: board meetings open; notice at least 144 hours before regular meetings and 72 hours before special meetings, by posting plus email to registered owners; executive session limited with summary announced in open meeting (§209.0051, verified). Condos: open meetings and records under §§82.108, 82.114 (framework standard; text not fetched this pass).
• Elections: absentee, electronic, and proxy voting per statute; uniform ballot requirements; recount rights; ballot secrecy in contested elections (§§209.00592, 209.0057, 209.0058; section framework standard, not individually fetched).
• Oversight: none — enforcement through courts, including justice courts for some records/meeting violations.

Arizona

Planned communities: ARS §§33-1801 et seq.; condos: 33-1201 et seq. Rows verified 2026-07-03 via azleg.gov (full text fetched for cited sections).

• Reserves: no statutory reserve study or funding mandate (negative claim, Title 33); financial disclosures occur at resale (§§33-1806, 33-1260).
• Records: records must be made reasonably available; no charge to review; 10 business days to fulfill requests; copies capped at 15¢/page; limited withholding categories (§33-1805, verified full text; condo parallel §33-1258).
• Meetings: board and regularly scheduled committee meetings open; members may speak (once per agenda item before board action) and may record; 48-hour board notice; closed session limited to 5 enumerated topics; informal workshops must comply too (§33-1804, verified full text; condo parallel §33-1248).
• Elections: after declarant control ends, votes may not be cast by proxy; in-person and absentee voting required; 7-day ballot return window rules; ballots and sign-in sheets retained and inspectable for at least 1 year (§33-1812, verified full text; condo parallel §33-1250).
• Oversight: owners or associations may petition the Department of Real Estate over document/statute violations, heard by the Office of Administrative Hearings; filing fee applies; ADRE does not otherwise regulate HOAs (§32-2199.01).

Colorado

CCIOA: C.R.S. §38-33.3-101 et seq. Verified 2026-07-03 largely via the Division of Real Estate’s official guidance and statute compilation (dre.colorado.gov); several rows are agency-guidance depth rather than fetched statute text — verify text before relying.

• Reserves: associations must adopt a responsible-governance policy addressing whether/when they have a reserve study, what fiscal year it covers, and whether reserves are funded — but Colorado does not mandate conducting a study or funding reserves at any level (§38-33.3-209.5(1)(b)(IX)).
• Records: CCIOA defines records that must, may, or must not be produced; HB21-1229 added penalties of $50/day (max $500) or actual damages for wrongful refusal (§38-33.3-317, verified via official DRE guidance).
• Meetings: board and member meetings open; owners may speak before formal action; executive session limited with general announcement (§38-33.3-308).
• Elections: contested board elections require secret ballots with non-candidate owners counting votes; written election policy required under §209.5; HB22-1137 added collections and meeting-conduct protections (§§38-33.3-310, 209.5).
• Oversight: the HOA Information & Resource Center (DORA Division of Real Estate) registers all common-interest communities annually, tracks complaints, and educates — but does not regulate, mediate, or enforce (§§12-10-801, 38-33.3-401, verified).

North Carolina

Planned communities: NCGS ch. 47F; condos: ch. 47C. Rows verified 2026-07-03 via ncleg.gov (full text fetched for cited sections).

• Reserves: no statutory reserve study or funding mandate (negative claim, chs. 47F/47C).
• Records: financial and other records, including minutes, must be reasonably available for examination; free annual income/expense statement and balance sheet within 75 days of fiscal year end; statement of unpaid assessments within 10 business days (fee capped $200 + $100 expedite); restrictions on payments to board members and their businesses/relatives (§47F-3-118, verified full text; condo parallel §47C-3-118).
• Meetings: at least one meeting per year; special meetings callable by president, board majority, or 10% of owners; 10–60 days notice stating agenda items; owners get regular opportunities to attend and speak; Robert’s Rules (newest edition) is the statutory default; amended by S.L. 2025-25 (§47F-3-108, verified full text).
• Elections: board composition and elections governed by bylaws plus the Planned Community Act, with the Nonprofit Corporation Act (ch. 55A) filling gaps; no CA/NV-style secret-ballot mandate (§§47F-3-103, -110; framework depth).
• Oversight: none — periodic legislative study committees have not created one as of the verification date.

Virginia

POA Act & Condominium Act, Title 55.1. Verified 2026-07-03 via law.lis.virginia.gov and DPOR.

• Reserves: boards must conduct a reserve study at least once every 5 years, review results annually, and make budget adjustments; where the study indicates need, the budget must include replacement cost, remaining/useful life, current reserves, and funding procedure; amended 2024 c.324 (§55.1-1826, verified full text; condo parallel §55.1-1965, not separately fetched).
• Records: books and records available for examination and copying by lot owners in good standing on written request; copying charges permitted; enumerated withholding categories (§55.1-1815; official URL verified, text not fetched this pass; condo parallel §55.1-1945).
• Meetings: board meetings open with notice; owners may record and must be given opportunity to comment; executive session limited (§55.1-1816; same verification depth).
• Elections: not separately tracked to citation depth in v1 — consult your governing documents and the POA/Condo Acts.
• Oversight: the Common Interest Community Ombudsman (DPOR): associations must maintain an internal complaint procedure; owners may file a Notice of Final Adverse Decision within 30 days ($25 fee); the CIC Board registers associations and runs a recovery fund (§§54.1-2354.2–.4, 55.1-1820.1, verified via official DPOR pages).

Washington

WUCIOA: RCW ch. 64.90. Verified 2026-07-03 via app.leg.wa.gov.

• Reserves: associations must prepare and annually update a reserve study; at least every third year the update must be prepared by an independent reserve study professional based on a visual site inspection; statute prescribes required contents (component list, funding plan, percent funded); owners holding 20% of votes may demand a professionally prepared study; narrow exemptions (RCW 64.90.545–.555, verified).
• The 2028 cliff: legacy HOA and condo acts (e.g., RCW 64.38.065, 64.34.392) carry official “Effective until January 1, 2028” annotations — after that date WUCIOA, including its reserve, records, and meeting rules, applies to associations created before 2018 (verified via official RCW annotations; SSB 5796, Laws of 2024). If your WA association was ignoring 64.90, that ends in 2028.
• Records: retained records available for examination/copying on 10 days’ notice (max 21 absent court order); mandatory redactions; reasonable fees; owners entitled to a free annual copy of the owner list (RCW 64.90.495, verified).
• Meetings: association and board meetings open except limited executive session; notice requirements; owner comment opportunity (RCW 64.90.445; official URL, text not directly fetched this pass).
• Elections: not separately tracked to citation depth in v1 — see ch. 64.90 and your governing documents. Oversight: none — private enforcement.

Illinois

Condos: Illinois Condominium Property Act, 765 ILCS 605; non-condo HOAs: CICAA, 765 ILCS 160. Verified 2026-07-03 via ilga.gov.

• Reserves (condos): the annual budget must provide for “reasonable reserves” for capital expenditures and deferred maintenance, considering repair/replacement cost, remaining life, financial impact, and any independent reserve study; waivable only by 2/3 owner vote with disclosure (765 ILCS 605/9(c); “reasonable reserves” language verified in official text; waiver-vote detail not re-verified line-by-line).
• Records: owners may inspect and copy enumerated records (minutes, contracts, ballots for 1 year, books of account for 10 years, owner list) on written request, generally within 10 business days; purpose requirement removed for most categories by P.A. 102-976 (765 ILCS 605/19; section confirmed on official page, details verify-before-relying).
• Meetings: board meetings open except enumerated closed-session topics; 48-hour posted notice for board meetings; 10–30 days for membership meetings; owner comment period (765 ILCS 605/18; subsection details not re-verified).
• Non-condo HOAs: CICAA covers budgets, records, open meetings, and elections — with exemptions for small associations (10 or fewer units or under $100k budget) unless they opt in (765 ILCS 160; framework depth).
• Oversight: the Condominium and Common Interest Community Ombudsperson (within IDFPR) provides education and dispute resources; associations must adopt written complaint policies; the Act’s sunset has been extended most recently to January 1, 2029 (765 ILCS 615; sunset detail from search synthesis — confirm act text before relying).

Nevada

NRS ch. 116. Verified 2026-07-03 via leg.state.nv.us and the Real Estate Division. Nevada is among the most actively supervised HOA states.

• Reserves: reserve study at least once every 5 years by a person qualified under NRS/NAC standards (clock runs from the on-site inspection date), reviewed annually with budget adjustments; the reserve study summary must be filed with the NV Real Estate Division (Form 609) within statutory deadlines (NRS 116.31152, verified incl. official Form 609).
• Records: books and records available for owner review at the business office during business hours; copying charges capped; limited withholding (NRS 116.31175; section heading confirmed on official page, body details verify-before-relying).
• Meetings: the board must meet at least quarterly and at least once every 100 days; owner notice, agenda requirements, comment periods; executive session limited; minutes and audio availability rules (NRS 116.31083, 116.31085; same verification depth).
• Elections: candidate solicitation and disclosure requirements; secret written ballots counted in public; no quorum required for board elections (NRS 116.31034; same depth).
• Oversight: the Ombudsman for Owners in Common-Interest Communities (Real Estate Division) assists owners and boards, trains directors, and processes mandatory association registration; the Commission for Common-Interest Communities adjudicates violations (NRS 116.625, 116.600, verified).

Georgia

Condo Act: O.C.G.A. 44-3-70 et seq.; opt-in POA Act: 44-3-220 et seq. Note: official O.C.G.A. text is published via LexisNexis under state contract, so our verification here is secondary depth — treat every row as verify-before-relying.

• Reserves: no statutory reserve study or funding mandate (negative claim).
• Records: members of nonprofit HOAs/condo associations have inspection rights under the Nonprofit Corporation Code (§14-3-1602 et seq.); the Condominium Act requires detailed books and owner inspection, but we have not confirmed the precise condo-act section against official text — unverified; do not rely on a section number here.
• Meetings: no HOA/condo-specific open-meeting statute; meeting and notice rules come from your bylaws and the Nonprofit Corporation Code (§14-3-701 et seq.).
• Elections: per bylaws and the Nonprofit Code. Oversight: none — disputes resolved privately or in court.

South Carolina

SC Homeowners Association Act: S.C. Code §27-30-110 et seq. (2018). Verified 2026-07-03 — full chapter text fetched from scstatehouse.gov.

• Reserves: no reserve study or funding requirement in the HOA Act (full chapter reviewed); the Horizontal Property Act (ch. 31) likewise imposes none (that negative claim at secondary depth).
• Records: governing documents must be recorded with the county to be enforceable; rules and amendments must be recorded by January 10 following adoption; homeowners get budget and membership-list access via the Nonprofit Corporation Act (§§33-31-1602–1605), even for unincorporated associations (§§27-30-130, 27-30-150, verified).
• Meetings: at least 48 hours’ notice before the meeting where an annual budget increase will be decided — note this section does not apply to HOAs incorporated under the SC Nonprofit Corporation Act, and SC otherwise has no general HOA open-meeting statute (§27-30-140, verified).
• Disputes: magistrates court has concurrent jurisdiction over monetary disputes under the Act — a low-cost forum for small associations (§27-30-160, verified).
• Oversight: the Department of Consumer Affairs receives and records HOA complaints and publishes an annual public report — but is expressly prohibited from regulating HOAs or arbitrating disputes (§§27-30-310–340, verified).

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Sources & maintenance: each row above traces to our internal state source log, which records the citation, official source URL, verification status (primary text fetched vs. secondary), and access date (2026-07-03) for every claim. Rows are rechecked on a scheduled cadence and after major legislative sessions; the visible date at the top of this page changes with every verification pass. Statutes summarized here interact with your governing documents and with each other — when a decision matters, read the current text at the linked official source and hire a licensed attorney in your state. See also: the reserve study guide, the reserve calculator, meeting templates, and the complete guide.