Louisiana HOA & condo compliance, with the statute behind every deadline
Louisiana regulates condos and non-condo HOAs (Louisiana's own term is “planned community”) under two separate laws — the Louisiana Condominium Act and a brand-new Louisiana Planned Community Act, effective January 1, 2025. The new HOA law reaches existing and future planned communities alike for most of what it covers — meetings, records, insurance, budget and reserve disclosure — while preserving a narrow set of pre-2025 protections around ownership structure and existing amendment procedures. GnomeOwner's compliance calendar tracks duties from both acts, and shows the exact statute sentence behind each one, not just a due date.
This page covers both, each item labeled by which law it comes from.
A larger Louisiana HOA owes a real budget-and-reserve disclosure most small ones don't
Louisiana's new Planned Community Act ties its annual budget-and-reserve disclosure duty to size: once a planned community has more than 25 lots, the association has to submit a proposed budget to lot owners at a duly called meeting every year, and — within 30 days of adopting it — give every lot owner a summary of the budget, including any reserves and the basis on which they're calculated and funded. A planned community of 25 lots or fewer isn't swept into this specific duty by the same section. GnomeOwner tracks your community's lot count so this shows up on your calendar only if it actually applies to you.
“For planned communities consisting of more than twenty-five lots, the association shall submit, at least annually, a proposed budget for the planned community for consideration by the lot owners at a duly called meeting of the association.”
A few of the duties GnomeOwner tracks for Louisiana condominium associations under the Louisiana Condominium Act and non-condominium planned communities under the Louisiana Planned Community Act, effective January 1, 2025
Every deadline here shows you the exact sentence of the statute it comes from, so you — or your attorney — can check it in seconds.
Maintain property insurance (80% ACV) and liability insurance on the common elements
Commencing not later than the first conveyance of a unit to someone other than the declarant, maintain (to the extent reasonably available) property insurance on the common elements and units of at least 80% of actual cash value, plus comprehensive general liability insurance in an amount the executive board sets, never less than any amount the declaration specifies.
“Property insurance on the common elements and units, exclusive of improvements and betterments installed in units by unit owners, insuring against all risks of direct physical loss commonly insured against. The total amount of insurance after application of any deductibles shall be not less than eighty percent of the actual cash value of the insured property, exclusive of land, excavations, foundations, and other items normally excluded from property policies”
Obtain and maintain a fidelity bond covering officers, directors, and staff
Obtain and maintain a blanket fidelity bond or equivalent insurance covering the officers, directors, and employees of the association, plus any managing agent and its employees, in an amount equal to the lesser of $1,000,000 or (the association's reserve balances plus one-quarter of its aggregate annual assessment), with a minimum of $10,000 regardless.
“The bond or equivalent form of insurance shall provide coverage in an amount equal to the lesser of one million dollars or the amount of reserve balances of the unit owners' association plus one-fourth of the aggregate annual assessment of the unit owners' association. The minimum coverage amount shall be ten thousand dollars.”
Give notice and a chance to be heard before levying a fine
Before levying a fine for violating the declaration, bylaws, or rules and regulations, give the unit owner notice and an opportunity to be heard.
“after notice and an opportunity to be heard, levy reasonable fines for violations of the declaration, bylaws, and rules and regulations of the association”
Furnish resale-certificate information on request (10 days)
Within 10 days of a unit owner's request, furnish a certificate containing the information necessary to enable the unit owner to comply with Louisiana's resale-disclosure statute.
“The association, within ten days after a request by a unit owner, shall furnish a certificate containing the information necessary to enable a unit owner to comply with this Section.”
Submit the proposed budget to lot owners at a duly called annual meeting
Submit a proposed budget for the planned community, at least annually, for consideration by the lot owners at a duly called meeting of the association; a majority vote (or any higher vote the declaration sets) ratifies it, and the last-ratified budget continues if a new one isn't ratified.
Your planned community has more than 25 lots.
“For planned communities consisting of more than twenty-five lots, the association shall submit, at least annually, a proposed budget for the planned community for consideration by the lot owners at a duly called meeting of the association.”
Give lot owners a budget summary and reserve-basis statement within 30 days of adopting the budget
Not later than 30 days after adopting a proposed budget, provide all lot owners a summary of the budget, including any reserves, and a statement of the basis on which any reserves are calculated and funded; at the same time, set a ratification-meeting date no fewer than 10 nor more than 60 days after the summary is provided.
Your planned community has more than 25 lots.
“Not later than thirty days after adoption of a proposed budget, the board of directors shall provide to all lot owners a summary of the budget, including any reserves, and a statement of the basis on which any reserves are calculated and funded.”
Keep board meetings open to lot owners except in a permitted executive session
Keep board and committee meetings open to lot owners except during a permitted executive session (consulting an attorney, discussing pending/potential litigation, discussing labor/personnel matters, discussing actively-negotiated contracts or bids where disclosure would disadvantage the association, or protecting an individual's privacy); take no final vote or action during an executive session, and never use a social or incidental gathering to evade this rule.
“Meetings shall be open to the lot owners except during executive sessions.”
Maintain commercial general liability insurance on the common areas
Commencing not later than the first transfer of a lot to an unrelated purchaser, maintain (to the extent reasonably available, subject to reasonable deductibles) commercial general liability insurance in an amount the board sets, never less than any amount the declaration specifies, covering occurrences arising from the use, ownership, or maintenance of the common areas.
“the association shall maintain, to the extent reasonably available and subject to reasonable deductibles, commercial general liability insurance, in an amount determined by the board of directors, but not less than any amount specified in the declaration, covering all occurrences commonly insured against for bodily injury, death, and property damage arising out of or in connection with the use, ownership, or maintenance of the common areas.”
Every item above is drafted from Louisiana’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.
This calendar is built from a FindLaw mirror of Louisiana's revised statutes, whose own page stamp ("Current as of January 01, 2023") predates the 2024 rewrite that produced the Planned Community Act's current text — FindLaw displays no separate session-law amendment history, so no session newer than that rewrite could be independently confirmed. Confirm current law with your attorney before relying on any exact figure, lot-count threshold, or deadline.
Louisiana questions we hear a lot
Is Louisiana's HOA law new?
Yes — the Louisiana Planned Community Act took effect January 1, 2025, replacing the state's older Homeowners Association Act. It applies generally to “existing and future planned communities” for most of what it covers, while preserving a narrow set of protections for a community whose declaration was filed for registry before that date — its existing organizational structure, common-area ownership, and amendment/assessment-calculation methods stay valid even though the rest of the Act now reaches it.
Does a Louisiana HOA have to disclose its budget and reserves to lot owners?
Yes, once the community passes a size threshold. For a planned community of more than 25 lots, the board must give lot owners “a summary of the budget, including any reserves, and a statement of the basis on which any reserves are calculated and funded” within 30 days of adopting the budget, and set a ratification-meeting date 10 to 60 days later (La. R.S. § 9:1141.34(A)(1)).
Does Louisiana require a condo fidelity bond?
Yes: a Louisiana condominium association must obtain and maintain a blanket fidelity bond (or equivalent insurance) covering its officers, directors, employees, and any managing agent, “in an amount equal to the lesser of one million dollars or the amount of reserve balances... plus one-fourth of the aggregate annual assessment,” with a $10,000 minimum regardless (La. R.S. § 9:1123.113(A)-(B)).
Does Louisiana require open board meetings for an HOA?
Yes: “Meetings shall be open to the lot owners except during executive sessions” (La. R.S. § 9:1141.26(B)(1)), closable only for a named list of reasons — attorney consultation, pending litigation, personnel matters, active contract negotiations, or privacy — with no final vote allowed in a closed session.
Is GnomeOwner's Louisiana 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, 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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