What do California HOA laws say about board meetings, records and repairs?

California HOA laws are in the Davis-Stirling Common Interest Development Act of the Civil Code, which covers condominium projects, planned developments, stock cooperatives and community apartment projects (4100). Under 4920(a), the association gives notice of the time and place of a board meeting at least four days before the meeting.

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For property managers, landlords and HOA boards Sources read: 2026-10-29 Updated 2026-11-03

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California Davis-Stirling Act day and percent figures, with sources

Notice of the time and place of a board meeting, given by the association: at least four days before the meeting (4920(a); emergency and executive-session-only meetings under 4920(b))	four daysstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 4920 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30
Notice of a nonemergency board meeting held solely in executive session, given by the association: at least two days prior to the meeting (4920(b)(2))	two daysstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 4920 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30
Access to association records prepared during the current fiscal year, after a member properly requests it: within 10 business days following the association’s receipt of the request (5210(b)(1))	10 business daysstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 5210 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30
Access to association records prepared during the previous two fiscal years, after a member properly requests it: within 30 calendar days following the association’s receipt of the request (5210(b))	30 calendar daysstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 5210 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30
Annual budget report distributed by the association: 30 to 90 days before the end of its fiscal year (5300(a))	30 to 90 daysstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 5300 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30
Regular assessment increase the board may impose without the approval of a majority of a quorum of members: not more than 20 percent over the preceding fiscal year; special assessments in the aggregate: 5 percent of budgeted gross expenses (5605(b))	20 percentstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 5605 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30
Written notice from the board to a member before a meeting to consider or impose discipline: at least 10 days prior to the meeting (5855(a))	10 daysstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 5855 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30
Written notification of the decision after the board imposes discipline: within 14 days following the action (5855(f))	14 daysstate (California); statute text in force on the read day, 2026-10-30 (as served by leginfo.legislature.ca.gov); California Civil Code Section 5855 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30

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How much notice does a California HOA board give before a meeting?

Under California Civil Code 4920(a), read 2026-10-30 on leginfo.legislature.ca.gov, the association gives notice of the time and place of a board meeting at least four days before the meeting: “(a) Except as provided in subdivision (b), the association shall give notice of the time and place of a board meeting at least four days before the meeting.” (California Civil Code Section 4920 (Davis-Stirling Common Interest Development Act, Part 5))

For a nonemergency board meeting held solely in executive session, 4920(b)(2) says the association shall give notice of the time and place of the meeting at least two days prior to the meeting.

Under 4920(b)(1) the association is not required to give notice of the time and place of an emergency meeting held under Section 4923, and under 4920(b)(3), if the governing documents require a longer period, the association shall comply with the period stated in its governing documents.

When a board meeting will take up a repair, you can post that job on InstaBids beforehand and bring written bids on the same scope to the meeting.

Are California HOA board meetings open to members?

Yes, except for executive session: California Civil Code 4925(a), read 2026-10-30 on leginfo.legislature.ca.gov, reads “(a) Any member may attend board meetings, except when the board adjourns to, or meets solely in, executive session.” (California Civil Code Section 4925 (Davis-Stirling Common Interest Development Act, Part 5))

Under 4925(b), the board shall permit any member to speak at any meeting of the association or the board, except for meetings of the board held in executive session.

For a common-area project members will ask about at an open meeting, posting it on InstaBids gives the board written bids to compare side by side.

How can an owner see HOA records in California?

Under California Civil Code 5205(a), read 2026-10-30 on leginfo.legislature.ca.gov, the association shall make available association records for inspection and copying by a member: “(a) The association shall make available association records for the time periods and within the timeframes provided in Section 5210 for inspection and copying by a member of the association, or the member’s designated representative.” (California Civil Code Section 5205 (Davis-Stirling Common Interest Development Act, Part 5))

When a member properly requests access, 5210(b)(1) sets within 10 business days following the association's receipt of the request for records prepared during the current fiscal year, and 5210(b) sets within 30 calendar days for records prepared during the previous two fiscal years.

Under 5210(a), association records are subject to member inspection for the current fiscal year and for each of the previous two fiscal years, and minutes of member and board meetings are subject to inspection permanently (5210(a)(2)).

For a common-area repair owners may later ask about, the board can post the job on InstaBids and keep the written bids it gets with its records.

Who is responsible for repairs in a California HOA?

Under California Civil Code 4775(a)(1), read 2026-10-29 on leginfo.legislature.ca.gov, unless otherwise provided in the declaration, the association is responsible for repairing, replacing, and maintaining the common area: “(a) (1) Except as provided in paragraph (4), unless otherwise provided in the declaration of a common interest development, the association is responsible for repairing, replacing, and maintaining the common area.” (California Civil Code Section 4775 (Davis-Stirling Common Interest Development Act, Part 5))

Under 4775(a)(3), unless otherwise provided in the declaration, the owner of each separate interest is responsible for repairing, replacing, and maintaining that separate interest.

Under 4775(a)(4), unless otherwise provided in the declaration, the owner maintains the exclusive use common area and the association is responsible for repairing and replacing it; under 4775(e), the section shall not apply where a state of disaster or emergency materially affects the association's ability to perform.

For a common-area repair the association maintains, such as a roof leak or a broken gate, you can post the job on InstaBids and compare written bids.

Can a California HOA fine an owner without a hearing?

California Civil Code 5855(a), read 2026-10-30 on leginfo.legislature.ca.gov, says that when the board is to meet to consider or impose discipline upon a member, the board shall notify the member in writing at least 10 days prior to the meeting: “(a) When the board is to meet to consider or impose discipline upon a member, or to impose a monetary charge as a means of reimbursing the association for costs incurred by the association in the repair of damage to the common area and facilities caused by a member or the member’s guest or tenant, the board shall notify the member in writing, by either personal delivery or individual delivery pursuant to Section 4040, at least 10 days prior to the meeting.” (California Civil Code Section 5855 (Davis-Stirling Common Interest Development Act, Part 5))

Under 5855(c), the board shall not impose discipline if the member cures the violation prior to the meeting.

If the board imposes discipline, 5855(f) says the board shall provide the member with a written notification of the decision within 14 days following the action.

If an owner is asked to fix a violation, like a fence repair or an exterior repaint, they can post that job on InstaBids and compare written bids.

Does California HOA law apply to condominiums?

Yes: under California Civil Code 4100, read 2026-10-30 on leginfo.legislature.ca.gov, a common interest development under the Davis-Stirling Act includes a condominium project and a stock cooperative: ““Common interest development” means any of the following: (a) A community apartment project. (b) A condominium project. (c) A planned development. (d) A stock cooperative.” (California Civil Code Section 4100 (Davis-Stirling Common Interest Development Act, Part 5))

For condo building work like hallway repainting or a shared plumbing repair, the board can post the job on InstaBids and get written bids on one scope.

How does a California HOA board raise assessments?

Under California Civil Code 5605(b), read 2026-10-30 on leginfo.legislature.ca.gov, without the approval of a majority of a quorum of members the board may not impose a regular assessment more than 20 percent greater than the preceding fiscal year's: “(b) Notwithstanding more restrictive limitations placed on the board by the governing documents, the board may not impose a regular assessment that is more than 20 percent greater than the regular assessment for the association’s preceding fiscal year or impose special assessments which in the aggregate exceed 5 percent of the budgeted gross expenses of the association for that fiscal year without the approval of a majority of a quorum of members, pursuant to Section 4070, at a member meeting or election.” (California Civil Code Section 5605 (Davis-Stirling Common Interest Development Act, Part 5))

Under 5300(a), the association shall distribute an annual budget report 30 to 90 days before the end of its fiscal year. Under 5605(c), a separate limit applies to deed-restricted affordable housing units in an association that records its original declaration on or after January 1, 2025.

Before setting an assessment for a large project like repaving or a roof replacement, a board can post the job on InstaBids to see written bids first.

California Davis-Stirling Act rules an HOA board or manager works to

Section 4920(a), the association's notice of a board meeting:

(a) Except as provided in subdivision (b), the association shall give notice of the time and place of a board meeting at least four days before the meeting.

Source: California Civil Code Section 4920 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30

Section 4925(a), which members may attend board meetings:

(a) Any member may attend board meetings, except when the board adjourns to, or meets solely in, executive session.

Source: California Civil Code Section 4925 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30

Section 4775(a)(1), the association's repair duty for the common area, unless otherwise provided in the declaration:

(a) (1) Except as provided in paragraph (4), unless otherwise provided in the declaration of a common interest development, the association is responsible for repairing, replacing, and maintaining the common area.

Source: California Civil Code Section 4775 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-29

Section 5300(a), the association's annual budget report:

(a) Notwithstanding a contrary provision in the governing documents, an association shall distribute an annual budget report 30 to 90 days before the end of its fiscal year.

Source: California Civil Code Section 5300 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30

Section 5855(a), the board's written notice before a meeting on discipline:

(a) When the board is to meet to consider or impose discipline upon a member, or to impose a monetary charge as a means of reimbursing the association for costs incurred by the association in the repair of damage to the common area and facilities caused by a member or the member’s guest or tenant, the board shall notify the member in writing, by either personal delivery or individual delivery pursuant to Section 4040, at least 10 days prior to the meeting.

Source: California Civil Code Section 5855 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30

What to put in a written scope for California HOA work

Who repairs it: unless otherwise provided in the declaration, the association is responsible for repairing, replacing, and maintaining the common area (4775(a)(1)); for exclusive use common area, the split in 4775(a)(4) applies.
Owner side: unless otherwise provided in the declaration, the owner of each separate interest is responsible for repairing, replacing, and maintaining that separate interest (4775(a)(3)); list any separate-interest items apart.
Board meeting on the work: the association gives notice of the time and place of a board meeting at least four days before the meeting (4920(a)); record the notice date and the meeting date.
Budget for the work: the association shall distribute an annual budget report 30 to 90 days before the end of its fiscal year (5300(a)); note which fiscal year the work falls in.
Funding: without the approval of a majority of a quorum of members, the board may not impose special assessments which in the aggregate exceed 5 percent of the budgeted gross expenses of the association for that fiscal year (5605(b)).
Records of the work: when a member properly requests access, current fiscal year records are due within 10 business days following the association's receipt of the request (5210(b)(1)); keep bids, the contract and invoices filed by fiscal year.

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Sources

California Civil Code Section 5605 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov
California Civil Code Section 4925 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov
California Civil Code Section 5300 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov
California Civil Code Section 4100 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov
California Civil Code Section 5855 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov
California Civil Code Section 4920 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov
California Civil Code Section 5210 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov
California Civil Code Section 4775 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-29: leginfo.legislature.ca.gov
California Civil Code Section 5205 (Davis-Stirling Common Interest Development Act, Part 5), read 2026-10-30: leginfo.legislature.ca.gov