HOA rules in North Carolina

North Carolina splits planned communities and condominiums. Houses and lots in a planned community are under Chapter 47F, the North Carolina Planned Community Act. Condominium units are under Chapter 47C. Do not mix those chapters. Chapter 47F applies to planned communities created in the state on or after January 1, 1999, with exceptions (including communities of 20 or fewer lots unless the declaration opts in). Many listed sections, including fines, meetings, liens, and records, also apply to older planned communities unless the articles or declaration say otherwise. Confirm applicability, then read the current General Statutes on ncleg.gov (through S.L. 2026-30 as displayed 2026-08-28) and your declaration. This page is general information, not legal advice. The General Statutes website is not the official print code.

North Carolina does not have a statewide HOA ombudsman. Fights stay in the documents, the Chapter 47F/47C procedures, small claims, or a licensed North Carolina lawyer.

Fines: unless the declaration sets a specific procedure, a hearing is held before the executive board or an adjudicatory panel of members who are not officers or directors. You get notice of the charge, a chance to be heard and present evidence, and notice of the decision. A fine may not exceed $100 for the violation and, without another hearing, $100 for each day more than five days after the decision that the violation continues. Those fines are assessments secured by liens (N.C.G.S. § 47F-3-107.1). You may appeal a panel decision to the full board within 15 days.

Records must be reasonably available. An annual income-and-expense statement and balance sheet go to owners at no charge within 75 days after fiscal year-end. An unpaid-assessment statement is due within 10 business days of a written request (N.C.G.S. § 47F-3-118).

A 30-day unpaid assessment can become a recorded lien after a 15-day mailed statement. Power-of-sale foreclosure of that lien generally requires 90 days unpaid and a board vote on the specific lot. A lien that is only fines (plus fine-related interest and fees) may be enforced only by judicial foreclosure (N.C.G.S. § 47F-3-116). Late charges, if authorized, may not exceed the greater of $20 per month or 10 percent of an unpaid installment (N.C.G.S. § 47F-3-102(11)).

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.