InstaBidsWhat do Maryland HOA laws say about records, meetings and repairs?
Maryland HOA laws in Title 11B make meetings of a homeowners association governed by Title 11B open to all members, notwithstanding anything contained in any of the documents of the homeowners association, and make the homeowners association's books and records available for examination or copying by a lot owner, subject to paragraph (2) of 11B-112(a).
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Maryland Title 11B day counts, with sources
| Days after a properly called meeting that lacked a quorum before the additional meeting of a homeowners association governed by Title 11B may occur (not less than) | 15 daysstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 11B-111, read 2026-10-29 |
|---|---|
| Days before adoption that the board of a homeowners association governed by Title 11B with responsibility under its declaration for maintaining and repairing common areas has the annual proposed budget prepared and submitted to the lot owners | 30 daysstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 11B-112.2, read 2026-10-29 |
| Days of written notice before the special meeting at which a homeowners association governed by Title 11B with responsibility under its declaration for maintaining and repairing common areas has an expenditure that would increase assessments in excess of 15% of the budgeted amount approved by an amendment to the budget | 10 daysstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 11B-112.2, read 2026-10-29 |
How can an owner see HOA records in Maryland?
Title 11B sets the access rule for a homeowners association governed by Title 11B in 11B-112(a)(1)(i), read 2026-10-29 on the Maryland General Assembly's site: “Subject to the provisions of paragraph (2) of this subsection, all books and records kept by or on behalf of the homeowners association shall be made available for examination or copying, or both, by a lot owner, a lot owner’s mortgagee, or their respective duly authorized agents or attorneys, during normal business hours, and after reasonable notice.” (Maryland Code, Real Property 11B-112).
To keep written bids on file for common-area work owners may ask to see, an HOA board can post each job on InstaBids and compare the bids side by side.
What records does a Maryland HOA have to keep?
Title 11B prints no single list of records; its access rule reaches all books and records kept by or on behalf of a homeowners association governed by Title 11B, subject to paragraph (2) of 11B-112(a) (11B-112(a)(1)(i), read 2026-10-29 on the Maryland General Assembly's site).
For a closed session of the board of a homeowners association governed by Title 11B, it says in 11B-111(5)(ii): “A statement of the time, place, and purpose of a closed meeting, the record of the vote of each board or committee member by which the meeting was closed, and the authority under this section for closing a meeting shall be included in the minutes of the next meeting of the board of directors or the committee of the homeowners association; and” (Maryland Code, Real Property 11B-111)
For a board that wants a written record of how it picked a common-area contractor, InstaBids lets you post the job once and get written bids on the same scope.
How much notice does a Maryland HOA board give before a meeting?
Title 11B gives no day count for regular meetings; in 11B-111(2), read 2026-10-29 on the Maryland General Assembly's site, notwithstanding anything contained in any of the documents of the homeowners association, it says for a homeowners association governed by Title 11B: “All members of the homeowners association shall be given reasonable notice of all regularly scheduled open meetings of the homeowners association;” (Maryland Code, Real Property 11B-111)
Those meetings are open under 11B-111(1), notwithstanding anything contained in any of the documents of the homeowners association: “Subject to the provisions of item (4) of this section, all meetings of the homeowners association, including meetings of the board of directors or other governing body of the homeowners association or a committee of the homeowners association, shall be open to all members of the homeowners association or their agents;” (Maryland Code, Real Property 11B-111) Under Title 11B a board meeting may be held in closed session only for the purposes listed in 11B-111(4).
If a properly called meeting of the lot owners of a homeowners association governed by Title 11B lacks a quorum, Title 11B times the additional meeting in 11B-111(6)(ii): “An additional meeting called under item (i) of this item shall occur not less than 15 days after the initial properly called meeting;” (Maryland Code, Real Property 11B-111)
For a homeowners association governed by Title 11B that has responsibility under its declaration for maintaining and repairing common areas (11B-112.2(a)), the board has the annual proposed budget prepared and submitted to the lot owners at least 30 days before its adoption (11B-112.2(b)(1)).
For a homeowners association governed by Title 11B that has responsibility under its declaration for maintaining and repairing common areas (11B-112.2(a)), any expenditure that would result in an increase in assessments for the current fiscal year in excess of 15% of the budgeted amount previously adopted shall be approved by an amendment to the budget adopted at a special meeting with not less than 10 days' written notice, except an expenditure for a condition that could reasonably result in a threat to the health or safety of the lot owners or a significant risk of damage to the development (11B-112.2(f)).
Before an open board meeting votes on a common-area repair, a manager can post the job on InstaBids and bring the written bids to compare side by side.
Who is responsible for repairs in a Maryland HOA?
Title 11B points to the declaration; its budget section, 11B-112.2(a), read 2026-10-29 on the Maryland General Assembly's site, says: “This section applies only to a homeowners association that has responsibility under its declaration for maintaining and repairing common areas.” (Maryland Code, Real Property 11B-112.2)
For the common areas as built, Title 11B says in 11B-110(a)(1): “In addition to the implied warranties on private dwelling units under § 10–203 of this article and the express warranties on private dwelling units under § 10–202 of this article, there shall be an implied warranty to the homeowners association that the improvements to common areas are: (i) Free from faulty materials; (ii) Constructed in accordance with sound engineering standards; and (iii) Constructed in a workmanlike manner.” (Maryland Code, Real Property 11B-110) Under 11B-102(c) that implied warranty does not apply to common area improvements substantially completed before July 1, 1987, and under 11B-110(c) warranties shall not apply to defects caused through abuse or failure to perform maintenance by a lot owner or the homeowners association.
When the declaration puts a common-area repair on the HOA, such as a roof leak or a broken walkway, the board can post that job on InstaBids and compare written bids.
Does Maryland HOA law apply to condominiums?
Title 11B answers in 11B-102(e), read 2026-10-29 on the Maryland General Assembly's site: “Except as provided in § 11B-101(f) of this title, this title does not apply to any property which is:” (Maryland Code, Real Property 11B-102) So Title 11B excludes a condominium regime governed by Title 11 of this article, excludes a cooperative housing corporation, and excludes property to be occupied and used for nonresidential purposes, except as 11B-101(f) provides.
The exception it names is 11B-101(f), where Title 11B says: ““Development” includes property comprising a condominium or cooperative housing corporation to the extent that the property is part of a development.” (Maryland Code, Real Property 11B-101) It adds that a development “does not include a cooperative housing corporation or a condominium.”
Whether it is an HOA lot community or a condominium, a manager can post a repair or upkeep job on InstaBids, add photos and get written bids on one scope.
Maryland Title 11B rules an HOA board or manager works to
Section 11B-111(1), Title 11B's rule for meetings of a homeowners association governed by Title 11B, notwithstanding anything contained in any of the documents of the homeowners association:
Subject to the provisions of item (4) of this section, all meetings of the homeowners association, including meetings of the board of directors or other governing body of the homeowners association or a committee of the homeowners association, shall be open to all members of the homeowners association or their agents;
Source: Maryland Code, Real Property 11B-111, read 2026-10-29
Section 11B-111(4), Title 11B's rule for a board meeting of a homeowners association governed by Title 11B in closed session:
A meeting of the board of directors or other governing body of the homeowners association or a committee of the homeowners association may be held in closed session only for the following purposes:
Source: Maryland Code, Real Property 11B-111, read 2026-10-29
Section 11B-111(5)(ii), Title 11B's rule for the minutes of the next meeting after a closed session of a homeowners association governed by Title 11B:
A statement of the time, place, and purpose of a closed meeting, the record of the vote of each board or committee member by which the meeting was closed, and the authority under this section for closing a meeting shall be included in the minutes of the next meeting of the board of directors or the committee of the homeowners association; and
Source: Maryland Code, Real Property 11B-111, read 2026-10-29
What to put in a written scope for Maryland HOA work
- The work in plain words for each common area, with photos, so bids line up line by line.
- Board vote in the open: under Title 11B, notwithstanding anything contained in any of the documents of the homeowners association, meetings of the board of a homeowners association governed by Title 11B shall be open to all members (11B-111(1)), and a board meeting may be held in closed session only for the purposes listed in 11B-111(4).
- Budget timing: under Title 11B, the board of a homeowners association governed by Title 11B that has responsibility under its declaration for maintaining and repairing common areas (11B-112.2(a)) has the annual proposed budget prepared and submitted to the lot owners at least 30 days before its adoption (11B-112.2(b)(1)).
- Cost over budget: under Title 11B, for a homeowners association governed by Title 11B that has responsibility under its declaration for maintaining and repairing common areas (11B-112.2(a)), an expenditure that would increase current-year assessments in excess of 15% of the budgeted amount is approved by a budget amendment at a special meeting with not less than 10 days' written notice (11B-112.2(f)).
- Owner meeting dates: under Title 11B, when a properly called meeting of a homeowners association governed by Title 11B lacks a quorum, the additional meeting shall occur not less than 15 days after the initial properly called meeting (11B-111(6)(ii)).
- Records of the job: under Title 11B, subject to paragraph (2) of 11B-112(a), all books and records kept by or on behalf of a homeowners association governed by Title 11B shall be made available for examination or copying by a lot owner (11B-112(a)(1)(i)).
Calling contractors one by one, or one written scope?
Calling contractors one by one gets each one's own idea of the job. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.
Property managers can post a rental job on InstaBids today.
Related answers on other pages
Sources
- Maryland Code, Real Property 11B-111, read 2026-10-29: mgaleg.maryland.gov
- Maryland Code, Real Property 11B-112.2, read 2026-10-29: mgaleg.maryland.gov
- Maryland Code, Real Property 11B-101, read 2026-10-29: mgaleg.maryland.gov
- Maryland Code, Real Property 11B-112, read 2026-10-29: mgaleg.maryland.gov
- Maryland Code, Real Property 11B-102, read 2026-10-29: mgaleg.maryland.gov
- Maryland Code, Real Property 11B-110, read 2026-10-29: mgaleg.maryland.gov