Kansas HOA & condo compliance, with the statute behind every deadline
Kansas is a hybrid state: two older formation laws create condominiums and townhouse regimes, but the real, modern owner-rights law — the Kansas Uniform Common Interest Owners Bill of Rights Act (KUCIOBORA) — reaches a condominium, a townhouse community, and a covenant-based HOA alike, all through one shared test: 12 or more residential units. GnomeOwner's compliance calendar tracks KUCIOBORA's duties for a Kansas community that size, and shows the exact statute sentence behind each one.
Here's the fact most boards miss: KUCIOBORA doesn't care when your community was formed, and it doesn't care whether it's a condo, a townhouse regime, or a plain HOA — only the unit count matters. A community under 12 units, of any age or type, sits entirely outside this law; if it's also not a condominium or townhouse regime, it has no Kansas-statutory governance floor at all beyond its own declaration and bylaws.
One Kansas law covers condos, townhomes, and covenant HOAs alike — at 12 units, not by type
Kansas's real owner-rights law, KUCIOBORA, defines "common interest community" broadly enough to sweep in a condominium, a townhouse regime, and a bare covenant subdivision with one shared vocabulary and one shared coverage test: 12 or more units that may be used for residential purposes, whether the community was created before or after the Act took effect. There's no separate condo-only or HOA-only version of this particular law, and no formation-date split to check — only a headcount. Below 12 units, a Kansas community, of any type, isn't reached by this Act at all; a covenant subdivision that's neither a condominium nor a townhouse regime and has fewer than 12 units has no Kansas-statutory recurring-duty floor of its own, only its own governing documents. GnomeOwner asks your unit count once, during setup, and adjusts your calendar automatically.
“This act, and amendments thereto, apply to all common interest communities that contain 12 or more units that may be used for residential purposes and are created within this state after the effective date of this act.”
A few of the duties GnomeOwner tracks for Kansas condominium, townhouse, and covenant-based common interest communities of 12 or more residential units, governed by the Kansas Uniform Common Interest Owners Bill of Rights 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.
Hold the annual meeting of unit owners
Hold a meeting of unit owners at least once a year, at a time, date, and place stated in or fixed under the bylaws.
Applies to a Kansas common interest community — condominium, townhouse regime, or covenant HOA alike — with 12 or more units that may be used for residential purposes, regardless of when it was created. A community smaller than that isn't reached by this particular law at all.
“An association shall hold a meeting of unit owners annually at a time, date, and place stated in or fixed in accordance with the bylaws.”
Hold board meetings open to unit owners
Keep meetings of the board of directors and any committee acting for the association open to unit owners, except during an executive session. An executive session may be held only to consult with the association's attorney, discuss existing or potential litigation/mediation/arbitration/administrative proceedings, discuss labor or personnel matters, discuss a sensitive contract or purchase currently being negotiated, or protect someone's privacy — never to take a final vote or action, and never as a disguised social gathering used to dodge this rule.
Applies to a Kansas common interest community — condominium, townhouse regime, or covenant HOA alike — with 12 or more units that may be used for residential purposes, regardless of when it was created. A community smaller than that isn't reached by this particular law at all.
“Meetings of the board of directors and committees of the association authorized to act for the association must be open to the unit owners except during executive sessions.”
Meet at least once a year (twice, while the declarant still controls the board)
While the declarant still controls board appointments, the board must meet at least twice a year, with at least one meeting held at or near the community. Once declarant control ends, the board must meet at least once a year, still at or near the community unless owners amend the bylaws to allow otherwise.
Applies to a Kansas common interest community — condominium, townhouse regime, or covenant HOA alike — with 12 or more units that may be used for residential purposes, regardless of when it was created. A community smaller than that isn't reached by this particular law at all.
“Except as provided in subsection (i), during the period of declarant control, the board of directors shall meet at least two times a year. At least one of those meetings must be held at the common interest community or at a place convenient to the community. After termination of the period of declarant control, the board of directors shall meet at least once a year and such meetings must be at the common interest community or at a place convenient to the community unless the unit owners amend the bylaws to vary the location of those meetings.”
Keep detailed association records and make them available to owners
Keep detailed financial records, meeting minutes, the owner roster, organizational documents and bylaws, financial statements and tax returns (three years), current board/officer names and addresses, current contracts, and voting records — the Act's own checklist (K.S.A. 58-4616) sets the complete list — retained for at least five years unless the Act says otherwise. Make these records available to any unit owner (or their agent) who gives 10 days' written notice, during reasonable business hours; a reasonable copying fee may be charged. A short list of categories — including personnel and medical records, active negotiations, active or potential litigation, pending government enforcement matters, attorney-client communications, executive-session records, and other owners' individual files — may be withheld; the Act's own list (K.S.A. 58-4616(c)) is the complete set.
Applies to a Kansas common interest community — condominium, townhouse regime, or covenant HOA alike — with 12 or more units that may be used for residential purposes, regardless of when it was created. A community smaller than that isn't reached by this particular law at all.
“The association, or its agents, must retain the following for five years unless otherwise provided: (1) Detailed records of receipts and expenditures affecting the operation and administration of the association and other appropriate accounting records;”
Propose and adopt an annual budget
Propose and adopt a budget for the community at least once a year. Give owners at least 10 days' notice before the budget meeting, make the proposal available to any owner who requests it, and give owners a reasonable chance to comment before the board acts. Any special assessment the board proposes follows the same notice-and-comment procedure, except that the board may act immediately on an emergency special assessment approved by a two-thirds board vote, with prompt notice to owners and spending limited to the purpose stated in the vote.
Applies to a Kansas common interest community — condominium, townhouse regime, or covenant HOA alike — with 12 or more units that may be used for residential purposes, regardless of when it was created. A community smaller than that isn't reached by this particular law at all.
“The board of directors shall propose and adopt a budget for the common interest community at least annually.”
Obtain and maintain property insurance
Once triggered — by the declaration requiring it, the bylaws requiring it, a majority of apartment owners requiring it, or a first-mortgage lender requesting it — obtain and maintain insurance on the property against loss or damage by fire and any other hazard required or requested. Write the coverage in the name of the manager or board of directors, as trustee for the unit owners in their declared percentages; the premiums are a common expense.
You're a Kansas condominium formed under the Apartment Ownership Act, and your declaration, your bylaws, a majority of apartment owners, or a first-mortgage lender has required or requested this insurance. In practice at least one of these — most often a lender's requirement — applies to nearly every financed Kansas condominium, but confirm which one actually triggers the duty for your community.
“The manager of the board of directors, if required by the declaration, bylaws or by a majority of the apartment owners, or at the request of a mortgagee having a first mortgage of record covering an apartment, shall have the authority to, and shall, obtain insurance for the property against loss or damage by fire and such other hazards under such terms and for such amounts as shall be required or requested.”
Every item above is drafted from Kansas’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 2026-08-22.
Kansas questions we hear a lot
Does Kansas's owner-rights law apply to my HOA or only to condominiums?
It applies to both, and to a townhouse community too. Kansas's Common Interest Owners Bill of Rights Act (KUCIOBORA) defines its own coverage by unit count, not by community type — it reaches every Kansas condominium, townhouse regime, or covenant-based HOA with 12 or more units that may be used for residential purposes, whether the community was created before or after the Act's own effective date. A community under 12 units isn't covered by this particular law at all.
Does Kansas require open board meetings for an HOA or condo?
Yes, for a community of 12 or more units covered by KUCIOBORA. K.S.A. 58-4612(a)-(b) requires board and committee meetings to stay open to unit owners except during a narrow, named list of executive-session topics, with at least twice-yearly meetings while the declarant controls the board, dropping to at least once a year afterward.
What Kansas law governs an association with fewer than 12 units?
Mostly its own declaration and bylaws. KUCIOBORA — the state's real owner-rights law — only reaches a community of 12 or more residential units. A smaller Kansas condominium or townhouse regime still owes a handful of duties from its own older formation act (the Apartment Ownership Act or Townhouse Ownership Act), but a smaller covenant subdivision that's neither has no Kansas-statutory recurring-duty floor at all — only its own governing documents, and the Kansas Nonprofit Corporation Act if it incorporated.
Does Kansas require condo association insurance?
It depends on the trigger, not an automatic mandate. Kansas's Apartment Ownership Act puts the purchase duty on the condominium's manager or board, but only once the declaration, bylaws, a majority of owners, or a first-mortgage lender requires or requests it (K.S.A. 58-3125) — in practice, at least one of those (often a lender) applies to nearly every financed Kansas condominium, but the duty itself is conditional, not freestanding.
Is GnomeOwner's Kansas 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, Idaho, Iowa, Kentucky, Louisiana, North Dakota, Maine, Nebraska, Rhode Island, Oklahoma, New Mexico, 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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