What do Michigan HOA laws say about records, fines and solar?

Michigan chapter 559 day, year and unit figures, with sources

Download this table: CSV or JSON.

Who is responsible for repairs in a Michigan HOA?

For a condominium project, the Condominium Act splits repair costs in 559.169(3), read 2026-10-30 on legislature.mi.gov: “(3) The amount of all common expenses not specially assessed under subsections (1) and (2) shall be assessed against the condominium units in proportion to the percentages of value or other provisions as may be contained in the master deed for apportionment of expenses of administration.” (Michigan Compiled Laws 559.169)

For the cost of work on a limited common element, unless the condominium documents provide otherwise, 559.169(1) reads: “(1) Except to the extent that the condominium documents provide otherwise, common expenses associated with the maintenance, repair, renovation, restoration, or replacement of a limited common element shall be specially assessed against the condominium unit to which that limited common element was assigned at the time the expenses were incurred.” (Michigan Compiled Laws 559.169)

To get written bids on a common-element repair, such as a roof, siding or parking lot job, a condo board can post the job on InstaBids.

How can an owner see HOA records in Michigan?

For a condominium project, the Condominium Act answers in 559.157(1), read 2026-10-30 on legislature.mi.gov: “(1) The books, records, contracts, and financial statements concerning the administration and operation of the condominium project shall be available for examination by any of the co-owners and their mortgagees at convenient times.” (Michigan Compiled Laws 559.157)

Under 559.157(1) the right reaches any of the co-owners and their mortgagees, and covers the condominium project's contracts as well as its books, records and financial statements.

When a records request turns up a repair the project still needs, the board can post that repair job on InstaBids and compare written bids side by side.

What records does a Michigan HOA have to keep?

The Condominium Act sets it through the bylaws, in 559.154(1), read 2026-10-30 on legislature.mi.gov: “(1) The bylaws shall contain provisions for the designation of persons to administer the affairs of the condominium project and shall require that those persons keep books and records with a detailed account of the expenditures and receipts affecting the condominium project and its administration, and which specify the operating expenses of the project.” (Michigan Compiled Laws 559.154)

Under 559.154(5) the bylaws shall also provide that the association of co-owners shall prepare and distribute to each owner at least once each year a financial statement, with contents the association of co-owners defines.

To keep several written bids for a common-area repair with the association's books, a board can post the job on InstaBids and gather them in one place.

Can a Michigan HOA fine an owner without a hearing?

Under the Condominium Act, 559.206 lists the relief a default by a co-owner entitles the association of co-owners to, and its item (c), read 2026-10-30 on legislature.mi.gov, reads: “(c) Such other reasonable remedies the condominium documents may provide including but without limitation the levying of fines against co-owners after notice and hearing thereon and the imposition of late charges for nonpayment of assessments as provided in the condominium bylaws or rules and regulations of the condominium.” (Michigan Compiled Laws 559.206)

So the fines 559.206(c) names for a default are levied against co-owners after notice and hearing thereon, as a remedy the condominium documents may provide.

For solar, the Homeowners' Energy Policy Act adds 559.311(3): if a homeowners' association fails to adopt the policy or to approve or deny in the time periods of the act and the member proceeds, outside a common area or shared roof (559.313), “If the member proceeds with the installation of the solar energy system, the homeowners' association shall not impose fines or otherwise penalize the member for complying with this act.” (Michigan Compiled Laws 559.311)

For the exterior upkeep behind a co-owner default, like a fence, deck or siding fix, the owner or board can post the job on InstaBids and compare written bids.

Does Michigan HOA law apply to condominiums?

Yes for the Condominium Act, which is written for condominiums; its definition in 559.104(1), read 2026-10-30 on legislature.mi.gov, reads: “(1) "Condominium project" or "project" means a plan or project consisting of not less than 2 condominium units established in conformance with this act.” (Michigan Compiled Laws 559.104)

The Condominium Act lines on this page are about a project of not less than 2 condominium units as 559.104(1) defines it; this page quotes no other Michigan act for an association whose community is outside that definition.

The Homeowners' Energy Policy Act speaks of a homeowners' association and its members, and 559.303(e) reads: “(e) "Member" means an owner of a home or unit that is within the jurisdiction of the homeowners' association.” (Michigan Compiled Laws 559.303)

For condominium common-area upkeep, like hallway, lobby or grounds work, a board can post the job on InstaBids and get written bids on the same scope.

What does the Michigan HOA solar law require of a board?

The Homeowners' Energy Policy Act starts with a written policy in 559.309(1), read 2026-10-30 on legislature.mi.gov: “(1) Within 1 year after the effective date of this act, each homeowners' association in this state shall adopt a written solar energy policy statement.” (Michigan Compiled Laws 559.309)

Under 559.311(2), outside a common area or shared roof (559.313) and except as otherwise provided in that subsection, a homeowners' association must approve or deny a member's request within 30 days after receipt of the written application, or within 120 days after receipt when the written application is submitted before the homeowners' association adopts its policy.

For a rooftop solar panel install a homeowner plans to put to the board, the homeowner can post the job with roof photos on InstaBids and compare written bids.

When can a Michigan condo board end a developer's management contract?

The Condominium Act answers in 559.155(1), read 2026-10-30 on legislature.mi.gov: “(1) A service contract which exists between the association of co-owners and the developer or affiliates of the developer and a management contract with the developer or affiliates of the developer is voidable by the board of directors of the association of co-owners on the transitional control date or within 90 days thereafter, and on 30 days' notice at any time thereafter for cause.” (Michigan Compiled Laws 559.155)

For a management contract that extends beyond 1 year after the transitional control date, 559.155(2) lets the board of directors of the association of co-owners void the excess period by notice to the management agent at least 30 days before the expiration of the 1 year.

After a board ends a management contract, it can post each upkeep job, like snow removal or landscaping, on InstaBids and compare written bids.

Michigan Condominium Act and energy act rules a board or manager works to

Lines for a written scope on Michigan condominium and HOA work

• The work in plain words for each common element, with photos, so bids line up line by line.
• Shared costs: under 559.169(3) the amount of all common expenses not specially assessed shall be assessed against the condominium units in proportion to the percentages of value or other provisions as may be contained in the master deed; keep each unit's share off the contractor's scope.
• Limited common element work: under 559.169(1), except to the extent that the condominium documents provide otherwise, its repair costs shall be specially assessed against the condominium unit to which that limited common element was assigned; list each limited common element and its unit on its own line.
• Paper trail: under 559.157(1) the contracts of a condominium project shall be available for examination by any of the co-owners and their mortgagees at convenient times; file the signed scope with the contract.
• Solar work on a home or unit: under 559.311(2), outside a common area or shared roof (559.313), a homeowners' association must approve or deny the request within 30 days after receipt of the written application; write the receipt date on the job record.
• Developer-era contracts: under 559.155(1) a management contract with the developer or affiliates of the developer is voidable by the board of directors of the association of co-owners on the transitional control date or within 90 days thereafter; note that date on the contract file.

Download this checklist as text

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.

How InstaBids works

Related answers on other pages

Sources

• Michigan Compiled Laws 559.154, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.169, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.206, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.303, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.155, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.104, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.157, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.311, read 2026-10-30: www.legislature.mi.gov
• Michigan Compiled Laws 559.309, read 2026-10-30: www.legislature.mi.gov