Idaho HOA & condo compliance, with the statute behind every deadline
Idaho splits condos and non-condo HOAs by property type, not by formation date the way some states do: the Condominium Property Act reaches any project whose declaration and plat were recorded with the right language, regardless of when; the separate Homeowner's Association Act reaches any lot-based association with lien authority, also regardless of formation date. GnomeOwner's compliance calendar tracks duties from both, and shows the exact statute sentence behind each one, not just a due date.
Idaho's HOA law is also the most actively amended homeowners'-association statute GnomeOwner has found in any state — three legislative sessions (2023, 2024, and 2025) have added five separate amending acts since its 2022 enactment, adding real protections for owners along the way. This page covers both acts, each item labeled by which one it comes from.
Idaho law protects solar panels, political signs, and flags from HOA restriction
An Idaho homeowner's association may not add, amend, or enforce any covenant that prohibits installing rooftop solar panels — it can only regulate placement and reasonable installation aesthetics. The same kind of protection covers political signs and a named list of flags (the U.S. flag, Idaho's state flag, the POW/MIA flag, and official armed-forces flags), with a required 3 days' written notice before the association may remove one or fine an owner over it. A new or amended covenant also can't restrict renting out a property unless the affected owner agrees to that specific change in writing. These are real, owner-protective limits on what an Idaho HOA's rules can say — not just recommendations.
“No homeowner's association may add, amend, or enforce any covenant, condition, or restriction in such a way that prohibits the installation of solar panels or solar collectors on the rooftop of any property or structure within the jurisdiction of the homeowner's association.”
A few of the duties GnomeOwner tracks for Idaho condominium associations under the Condominium Property Act and non-condominium homeowner's associations under the Homeowner's Association Act
Every deadline here shows you the exact sentence of the statute it comes from, so you — or your attorney — can check it in seconds.
Furnish a unit owner's account statement on request (5 business days)
Within 5 business days of receiving a request from a unit owner or the owner's agent, provide a statement of that owner's account, including the amount of annual charges against the unit, when they are due, and any unpaid assessments or other charges owed at the time of the request.
“A management body or its agent shall provide a unit owner and the owner’s agent, if any, a statement of the unit owner’s account not more than five (5) business days after receipt of a request by the unit owner or the unit owner’s agent”
Disclose transfer-related fees to unit owners (by January 1)
On or before January 1 of each year, provide unit owners a disclosure of the fees that will be charged in connection with any transfer of ownership of a unit during the coming year.
“On or before January 1 of each year, a management body or its agent shall provide unit owners a disclosure of fees that will be charged to a unit owner in connection with any transfer of ownership of a unit.”
Hold board meetings open to the members
Every board meeting, without a fixed calendar date — keep it open to members and to any representative or agent a member designates in a signed writing, unless the board has voted (by majority) to enter executive session for one of the chapter's own named reasons.
“Board meetings must be open to the members of the homeowner’s association and any representative or agent designated in a signed writing by a member to represent the member.”
Hold a membership meeting each calendar year
At least once each calendar year; in person, or electronically/hybrid with approval of a simple majority of the members.
“Hold a meeting of the membership each calendar year. Such meeting may be conducted in person or, with the approval of a simple majority of the members, through an electronic or hybrid meeting model;”
Give 30 days' notice and a majority board vote before imposing a fine
Before imposing a fine for a violation of the covenants and restrictions, the authority to fine must be clearly stated in the covenants and restrictions, a majority of the board must vote to impose it, and the member must receive written notice — by personal service or certified mail — at least 30 days before the vote.
Your covenants and restrictions clearly authorize fines, and your board is considering imposing one for a violation.
“A majority vote by the board is required before any fine may be imposed on a member for a violation of any covenants and restrictions pursuant to the rules and regulations of the homeowner’s association. Written notice must be provided to the member at least thirty (30) days prior to a meeting at which a vote to impose a fine on the member is to be held.”
Don't prohibit rooftop solar panels
No fixed date — ongoing. Don't add, amend, or enforce any covenant, condition, or restriction that prohibits installing solar panels or collectors on a rooftop; you may only regulate placement (an installation oriented south, or within 45 degrees east or west of due south, must be permitted) and reasonable installation aesthetics.
“No homeowner’s association may add, amend, or enforce any covenant, condition, or restriction in such a way that prohibits the installation of solar panels or solar collectors on the rooftop of any property or structure within the jurisdiction of the homeowner’s association.”
Don't prohibit political signs — and give 3 days' notice before removing one or fining over one
No fixed date — ongoing. Don't add, amend, or enforce any covenant, condition, or restriction that prohibits displaying a political sign; if removing a sign or fining a member over one (outside the association's own narrow removal-without-liability exceptions), give the member 3 days' written notice identifying the specific rule and the nature of the violation first.
“a homeowner’s association shall not remove a political sign from the property of a member or impose any fine or penalty upon the member unless it has first provided the member three (3) days’ written notice that specifically identifies the rule and the nature of the violation.”
Don't add new rental restrictions without the affected owner's written consent
No fixed date — ongoing. A new or amended covenant, condition, or restriction may not limit or prohibit renting a property unless the affected owner expressly agrees in writing at the time of that specific addition or amendment. A restriction already in place when the current owner acquired the property remains enforceable.
“No homeowner’s association may add, amend, or enforce any covenant, condition, or restriction in such a way that limits or prohibits the rental, for any amount of time, of any property, land, or structure thereon within the jurisdiction of the homeowner’s association, unless expressly agreed to in writing at the time of such addition or amendment by the owner of the affected property.”
Every item above is drafted from Idaho’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 2026-08-16.
Idaho's Condominium Property Act is substantially unchanged 1965 text — most of its sections have never been amended since original enactment. The Homeowner's Association Act, by contrast, has been amended in every legislative session since it took effect in 2022; our source text reflects amendments through the 2025 session. Confirm current law with your attorney before relying on any exact figure or deadline.
Idaho questions we hear a lot
Does Idaho protect solar panels from HOA restriction?
Yes, directly: “No homeowner's association may add, amend, or enforce any covenant, condition, or restriction in such a way that prohibits the installation of solar panels or solar collectors on the rooftop of any property or structure within the jurisdiction of the homeowner's association” (Idaho Code § 55-3208). An association may still regulate placement and reasonable aesthetics, but it may never ban solar outright.
Does Idaho have one condo/HOA law or two?
Two, split by property type rather than by formation date. The Condominium Property Act reaches any project whose declaration and plat were recorded with the statute's own required content, no matter when. A separate Homeowner's Association Act reaches any lot-based association functionally meeting the definition of a “homeowner's association” — one where membership ties to owning real property, and the association has lien authority under its own recorded covenants (Idaho Code § 55-3203(7)(a)) — also regardless of formation date.
How must an Idaho HOA give notice before fining a member?
The authority to fine has to be clearly stated in the covenants and restrictions, a majority of the board must vote to impose it, and the member must get written notice — by personal service or certified mail — at least 30 days before that vote: “Written notice must be provided to the member at least thirty (30) days prior to a meeting at which a vote to impose a fine on the member is to be held” (Idaho Code § 55-3206(1)).
Can an Idaho HOA restrict renting out a property?
Only going forward, and only with the owner's consent. A NEW or amended covenant “may not limit or prohibit the rental, for any amount of time, of any property... unless expressly agreed to in writing at the time of such addition or amendment by the owner of the affected property” (Idaho Code § 55-3211). A rental restriction already in place when the current owner bought the property remains enforceable.
Is GnomeOwner's Idaho 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, Georgia, Florida, New York, Michigan, Massachusetts, Ohio, Pennsylvania, New Jersey, South Dakota, Wyoming, Connecticut, Alaska, West Virginia, Vermont, Delaware, Alabama, Montana, Hawaii, New Hampshire, Iowa, Kentucky, Louisiana, North Dakota, Maine, Nebraska, Rhode Island, Oklahoma, New Mexico, Kansas, Mississippi, Arkansas, Missouri, Wisconsin, Indiana, Maryland, Minnesota, Tennessee. More states are added as their compliance calendars are built — see the full list.
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