Tennessee condominium compliance, with the statute behind every deadline
A self-managed Tennessee condominium answers to Title 66, Chapter 27, but which version depends on a single date. One created after January 1, 2009 is governed by the current Tennessee Condominium Act of 2008 in full. One created on or before that date is governed mostly by the older Horizontal Property Act instead — except that a named list of current-Act sections reaches back and binds every Tennessee condominium regardless of age. GnomeOwner's compliance calendar tracks duties from whichever version fits your condominium's own creation date, and shows the exact statute sentence behind each one.
Tennessee added a genuine reserve-study mandate in 2023 — one of the newer, more demanding requirements GnomeOwner has found in any state's condominium law. See the fact below.
Tennessee added a real reserve-study deadline in 2023 — with a hard January 1, 2025 date already behind it
Most states that require condo reserve studies at all leave the timing loose. Tennessee's 2023 amendment doesn't: if no reserve study was conducted on or after January 1, 2020, the board had to have one conducted on or before January 1, 2025, and update it every 5 years after that; if a study already existed from 2020 or later, it must be updated within 5 years of that study. A copy has to be made available to all owners by email or on the community website. This duty reaches a post-2009 Tennessee condominium (or one that elected into the current Act) — it isn't on the reach-back list, so an older, non-electing condominium carries no reserve-study duty under this section.
“then the board shall require that a reserve study be conducted on or before January 1, 2025, and shall update the study every five (5) years for purposes of assessing the condition of and planning for repair and maintenance of the common elements.”
A few of the duties GnomeOwner tracks for Tennessee condominium associations governed by Title 66, Chapter 27 — the current Tennessee Condominium Act of 2008 for a condominium created after January 1, 2009, and the older Horizontal Property Act for one created on or before that date
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 association meeting
At least once each year; the exact date is set by the bylaws.
Applies to a Tennessee condominium created after January 1, 2009, or one whose owners voted (through an amended and restated master deed, bylaws, and plat) to adopt the current Tennessee Condominium Act in full — a condominium created on or before that date, that hasn't so elected, is governed by the older Horizontal Property Act for this duty instead.
“A meeting of the association must be held at least once each year.”
Give 10-60 days' notice before any association meeting
Not less than 10 nor more than 60 days before any meeting of the association, deliver notice — by hand, U.S. mail, facsimile, electronically, or another means the declaration authorizes — stating the time, place, method of attendance, and the agenda, including the general nature of any proposed declaration/bylaw amendment, any budget changes, and any proposal to remove a director or officer.
Applies to a Tennessee condominium created after January 1, 2009, or one whose owners voted (through an amended and restated master deed, bylaws, and plat) to adopt the current Tennessee Condominium Act in full — a condominium created on or before that date, that hasn't so elected, is governed by the older Horizontal Property Act for this duty instead.
“Not less than ten (10) nor more than sixty (60) days in advance of any meeting, the secretary or other officer specified in the bylaws shall cause notice to be hand-delivered, sent prepaid by United States mail, by facsimile, electronically, or by other means expressly authorized by the declaration, to the address of each unit or to any other physical or electronic address designated in writing or by electronic means by the unit owner.”
Maintain property and liability insurance
Commencing no later than the first conveyance of a unit to someone other than the declarant, keep in force, to the extent reasonably available: property insurance on the common elements for at least 80% of total replacement cost; and liability insurance, including medical payments coverage, for occurrences arising out of the use, ownership, or maintenance of the common elements.
Applies to a Tennessee condominium created after January 1, 2009, or one whose owners voted (through an amended and restated master deed, bylaws, and plat) to adopt the current Tennessee Condominium Act in full — a condominium created on or before that date, that hasn't so elected, is governed by the older Horizontal Property Act for this duty instead.
“Commencing no later than the time of the first conveyance of a unit to a person other than a declarant, the association shall maintain, to the extent reasonably available:”
Conduct and update a reserve study
If a reserve study was already conducted on or after January 1, 2020, have it updated within 5 years of that study and at least every 5 years after. If no reserve study was conducted on or after January 1, 2020, have one conducted on or before January 1, 2025, and update it every 5 years. Make a copy available to all owners by email or on the community website.
Applies to a Tennessee condominium created after January 1, 2009, or one whose owners voted (through an amended and restated master deed, bylaws, and plat) to adopt the current Tennessee Condominium Act in full — a condominium created on or before that date, that hasn't so elected, is governed by the older Horizontal Property Act for this duty instead. Your board oversees common elements whose combined replacement cost is more than $10,000. It does not apply while the board is controlled by the declarant, or where the condominium is titled to a single owner or owned by a married couple as tenants by the entirety.
“then the board shall require that a reserve study be conducted on or before January 1, 2025, and shall update the study every five (5) years for purposes of assessing the condition of and planning for repair and maintenance of the common elements.”
Get an 80% vote before conveying or encumbering common elements
Get agreement from owners holding at least 80% of the association's votes — including, during any period of declarant control, 80% of the votes not held by a declarant — before conveying a common element or subjecting one to a security interest. Conveying or encumbering a limited common element additionally needs a like-percentage vote of the owners of the units it is assigned to.
Applies to a Tennessee condominium created after January 1, 2009, or one whose owners voted (through an amended and restated master deed, bylaws, and plat) to adopt the current Tennessee Condominium Act in full — a condominium created on or before that date, that hasn't so elected, is governed by the older Horizontal Property Act for this duty instead. Your association is considering conveying, selling, or granting a security interest (such as a loan or mortgage) over any common element.
“Portions of the common elements may be conveyed or subjected to a security interest by the association if persons entitled to cast at least eighty percent (80%) of the votes in the association, including, during any period of declarant control, eighty percent (80%) of the votes allocated to units not owned by a declarant, or any larger percentage the declaration specifies, agree to that action”
Keep financial records and make them available to owners
Keep financial records detailed enough to comply with Tennessee's resale-information provisions, and make all financial and other records reasonably available for examination by any unit owner, any mortgage or deed-of-trust holder on a unit, and their authorized agents.
“The association shall keep financial records sufficiently detailed to enable the association to comply with §§ 66-27-502 and 66-27-503. All financial and other records shall be made reasonably available for examination by any unit owner, the holder of any mortgage or deed of trust encumbering a unit, and their respective authorized agents.”
Keep detailed common-element records open to co-owners (legacy act)
Keep a detailed, chronological book of the receipts and expenditures affecting the building and its administration, itemizing common-element maintenance and repair expenses; make that book and the vouchers behind the entries available for examination by all co-owners at convenient hours on working days that are set and announced.
Applies to a Tennessee condominium created on or before January 1, 2009 — a condominium created after that date instead owes the current Tennessee Condominium Act's own parallel duty.
“The administrator, or the board of administration, or other form of administration specified in the bylaws, shall keep a book with a detailed account, in chronological order, of the receipts and expenditures affecting the building and its administration and specifying the maintenance and repair expenses of the common elements and any other expenses incurred.”
Every item above is drafted from Tennessee’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.
Tennessee questions we hear a lot
Does Tennessee have one condo law or two?
Two vintages of the same chapter, joined by one applicability rule. A condominium created after January 1, 2009 is governed by the current Tennessee Condominium Act of 2008 in full (Tenn. Code Ann. § 66-27-202). One created on or before that date is governed mostly by the older Horizontal Property Act instead, except that a named list of current-Act sections reaches back and binds it too, for events happening after the 2009 cutover.
Does Tennessee require a condo reserve study?
Yes, since a 2023 amendment — and the deadline structure is specific: a board with no reserve study from 2020 or later had to have one conducted “on or before January 1, 2025,” updating it every 5 years after (Tenn. Code Ann. § 66-27-403(g)). This duty reaches a post-2009 condominium (or one that elected into the current Act); an older, non-electing condominium carries no reserve-study duty under this section.
How much owner approval does Tennessee require before conveying common elements?
80%. A post-2009 Tennessee condominium needs the affirmative vote of unit owners representing at least 80% of the votes in the association before the association may convey or encumber the common elements (Tenn. Code Ann. § 66-27-412(a)).
What are a Tennessee condominium's annual requirements?
For a post-2009 condominium: a meeting of the association at least once a year, with 10-to-60 days' notice (Tenn. Code Ann. § 66-27-408); an annual budget adopted with assessments based on it (§ 66-27-414(a)); and property and liability insurance (§ 66-27-413(a)). A pre-2009 condominium instead follows the older Horizontal Property Act's own records duty, plus the current-Act reach-back list that applies regardless of age.
Is GnomeOwner's Tennessee 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, Kansas, Mississippi, Arkansas, Missouri, Wisconsin, Indiana, Maryland, Minnesota. More states are added as their compliance calendars are built — see the full list.
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