Georgia HOA & condo compliance, with the statute behind every deadline
A Georgia condominium answers to the Georgia Condominium Act (O.C.G.A. Title 44, Article 3) regardless of when it was created — an annual owners' meeting, at least 21 days' meeting notice, mandatory master property and liability insurance, and a five-business-day clock to furnish an unpaid-assessment statement on request. GnomeOwner's compliance calendar tracks duties like these automatically, and shows the exact statute sentence behind each one, not just a due date.
A non-condo Georgia HOA works differently. The Property Owners' Association Act (Article 6) — the law behind the lien and attorney's-fees duties below — only reaches a community whose recorded declaration expressly elected into it; see the fact below. One more thing worth knowing early: a separate 2026 law, Senate Bill 406 (the Property Owners' Bill of Rights Act), adds a brand-new owners'-association registration with the Georgia Secretary of State starting January 1, 2027 — not a current duty yet, so it isn't one of the mandatory items below. One related provision of that same bill is already in force: since July 1, 2026, an association must give written notice and a 30-day chance to pay before it can collect attorney's fees.
Georgia's Property Owners' Association Act only covers a community that opted in
Georgia's Property Owners' Association Act is the law behind a Georgia HOA's meeting-notice, lien, and attorney's-fees duties — but it doesn't reach every Georgia HOA automatically. A property owners' development comes under this Act only when its declaration was recorded under the Act in the first place, or later amended to add an affirmative election into it. A subdivision run on its own recorded restrictive covenants alone, with no such election on file, sits outside this Act entirely — its board answers to its own governing documents and Georgia's baseline nonprofit-corporation rules instead. Georgia's separate Condominium Act works differently: it reaches every Georgia condominium automatically, with no opt-in required — the election question applies only to non-condo HOAs. GnomeOwner asks a Georgia HOA which side of that line it's on, once, and adjusts the calendar automatically.
“Any declaration or amendment intending to bring or avail a development of the benefits and provisions of this article shall state an affirmative election to be so governed.”
A few of the duties GnomeOwner tracks for Georgia condominium associations under the Condominium Act, and non-condominium HOAs under the Property Owners' Association Act where their declaration elected into it
Every deadline here shows you the exact sentence of the statute it comes from, so you — or your attorney — can check it in seconds.
Hold annual members' meeting
At least annually; exact date set by the bylaws.
“Meetings of the members of the association shall be held in accordance with the provisions of the association's bylaws and in any event shall be called not less frequently than annually.”
Adopt next-year operating budget & set assessments
Each year. The statute requires assessments to be made annually; adopting the next-year budget before the fiscal year begins is how boards typically meet that duty — sound practice, though the statute itself sets no budget-adoption deadline.
“The assessments shall be made by the association annually or more often if the condominium instruments so provide and shall be payable in the manner determined by the association.”
Maintain master property + liability insurance
Keep in force; renew per policy term (typically annual).
“The association shall obtain: (1) A property insurance policy or policies affording fire and extended coverage insurance for and in an amount consonant with the full insurable replacement cost, less deductibles, of all buildings and structures within the condominium.”
Maintain financial records and meeting minutes
Keep current; no fixed deadline.
“the association shall keep: (1) Detailed minutes of all meetings of the members of the association and of the board of directors; (2) Detailed and accurate financial records, including itemized records of all receipts and expenditures; and (3) Any books and records as may be required by law or be necessary to reflect accurately the affairs and activities of the association.”
Furnish a statement of unpaid assessments on request
Within 5 business days of a written request.
“Failure on the part of the association to mail or otherwise furnish such statement regarding amounts due and payable at the expiration of such five-day period with respect to the condominium unit involved to such address as may be specified in the written request therefor within five business days from the receipt of such request shall cause the lien for assessments created by this Code section to be extinguished and of no further force or effect”
Give required notice before foreclosing an assessment lien
At least 30 days after mailed notice (certified mail or statutory overnight delivery) to the lot owner — and only when the lien is at least $2,000.
“No foreclosure action against a lien arising out of this subsection shall be permitted unless the amount of the lien is at least $2,000.00.”
Give notice and a chance to cure before collecting attorney's fees
Before collecting or being awarded attorney's fees: send written notice of the outstanding fines/fees by certified mail or statutory overnight delivery, give the lot owner 30 days from receipt to pay, and provide an itemized list of the attorney's fees claimed. A judge must separately review the fee claim for reasonableness in a bench trial to recover assessed sums.
“before an association may collect or be awarded attorney's fees, it shall provide: (1) An initial written notice by certified mail or statutory overnight delivery to the lot owner from the association or its agent identifying any outstanding fines or delinquent fees;”
Every item above is drafted from Georgia’s statute text and shown beside the exact sentence it comes from — check any claim against the law’s own words. This page hasn’t had a full attorney review. Confirm anything you plan to act on with your own attorney or CPA; law as reflected here is current as of 2026-07-28.
Georgia questions we hear a lot
What are a Georgia condominium association's annual requirements?
Under the Georgia Condominium Act, a condominium must hold an annual owners' meeting called “not less frequently than annually” (O.C.G.A. § 44-3-102), give owners at least 21 days' notice before that meeting, keep master property insurance at full replacement cost plus at least $1,000,000 per occurrence / $2,000,000 aggregate in liability coverage (§ 44-3-107), and keep detailed minutes and financial records (§ 44-3-106(d)). GnomeOwner's calendar tracks each one with its own due date and statute citation.
Does Georgia's Property Owners' Association Act apply to every Georgia HOA?
No — only to a community whose declaration opted in. The Act's own text requires that “any declaration or amendment intending to bring or avail a development of the benefits and provisions of this article shall state an affirmative election to be so governed” (O.C.G.A. § 44-3-222). A subdivision governed solely by its own recorded restrictive covenants, with no such election on file, sits outside the Property Owners' Association Act entirely — its board answers to its own governing documents instead. Georgia's Condominium Act, covering condominiums, carries no equivalent opt-in requirement.
Is Georgia adding a new HOA registration requirement?
Yes, starting January 1, 2027 — but it isn't in force yet. Georgia's 2026 Property Owners' Bill of Rights Act (Senate Bill 406) creates a new registration with the Secretary of State, separate from the existing nonprofit corporate registration, required to keep the power to collect fines, fees, or enforce liens and foreclosures as an owners' association (O.C.G.A. Title 43, Ch. 17A § 43-17A-2). One related provision of that same bill is already in force: since July 1, 2026, an association must send written notice and give an owner 30 days to pay before it may collect or be awarded attorney's fees (§ 44-3-232(f)-(g)) — GnomeOwner's calendar tracks that one today. The 2027 registration requirement isn't a current duty, so it isn't yet.
Is GnomeOwner's Georgia compliance calendar reviewed by a lawyer?
Every deadline on this page is shown beside the exact sentence of the statute it comes from — so you can check each claim against the law's own words, right here on the page. What this page hasn't had yet is a full attorney review. It's legal information, not legal advice: confirm anything you plan to act on with your own attorney.
Also covered: North Carolina, Nevada, Virginia, Arizona, Washington, South Carolina, Illinois, Oregon, Utah, California, Colorado, Texas, Florida. More states are added as their compliance calendars are built — see the full list.
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