Can they force me to use their contractor or landscaper?
Sometimes they can steer the work. They usually cannot turn your house into a closed shop without a document that says so. Architectural guidelines often specify paint brands and numbers, fence styles, roof shingles, or “approved contractor” lists for work that touches common components. A list of qualified vendors is one thing. “You must hire this one company, no exceptions” is another, especially if that company belongs to a board member or the manager.
How this usually works: you apply to paint or replace a roof. The guidelines name a color, a product, or a short vendor list. Using someone else is allowed if the product matches. In condos and some townhomes, work on a shared roof, siding, or a party wall is more tightly controlled because a bad job hits everyone. Single-family lots are typically looser on who holds the brush, tighter on the finished look. Landscaping is the other hotspot: some declarations make the association the landscaper for the front yard and bill it through dues. That’s different from telling you that only the president’s cousin may mow your fenced backyard.
Conflict of interest is the red flag. If the required vendor is a director’s company, or the manager gets a referral cut, ask in writing how the vendor was chosen, whether bids were taken, and whether that director recused. Some state HOA statutes and the governing documents require disclosure and recusal. A required vendor can still be valid. It needs to look like a community standard, not a side hustle.
What to check: the architectural guidelines, any vendor-list resolution, the maintenance matrix (who owns the roof or fence), bidding or conflict rules in the bylaws, and whether the work is on your lot or common area. Also check any state statute on HOA contracts and conflicts.
Next steps: submit your own contractor’s spec showing it meets the published standard. Ask for written approval of the product, not just the person. If they insist on one vendor, ask for the document that requires it and for recent bids. Keep paying dues. Don’t start work they already denied just to beat the vendor list.
Talk to a licensed lawyer if the only allowed contractor is a board member’s company, if the markup is extreme, if they’re blocking a solar or disability contractor, or if a hearing is coming up.
This is general information from an AI helper, not legal advice. Confirm it against your documents and your state’s law. If a deadline or hearing is coming up, talk to a licensed lawyer.