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What do North Carolina HOA laws say about upkeep, records, meetings and fines?

North Carolina HOA laws sit in Chapter 47F: the association shall keep financial records sufficiently detailed to enable the association to comply with the chapter (47F-3-118(a)), and the secretary shall cause notice to be hand-delivered or sent not less than 10 nor more than 60 days in advance of any meeting (47F-3-108(a)).

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For property managers, landlords and HOA boards Sources read: 2026-10-30 Updated 2026-11-03

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North Carolina Chapter 47F and 47C day and lot counts, with sources

Days in advance of any meeting of the association that the secretary or other officer specified in the bylaws sends notice under Chapter 47F (47F-3-108(a)): not less than 10 nor more than 6010 to 60 daysstate (North Carolina); statute text in force on the read day, 2026-10-30; North Carolina General Statutes § 47F-3-108, read 2026-10-30
Days after the close of the fiscal year for the association to make the annual income and expense statement and balance sheet available to all lot owners (47F-3-118(a)) under Chapter 47F75 daysstate (North Carolina); statute text in force on the read day, 2026-10-30; North Carolina General Statutes § 47F-3-118, read 2026-10-30
Business days for the association to furnish a statement of unpaid assessments after a written request (47F-3-118(b)) under Chapter 47F10 business daysstate (North Carolina); statute text in force on the read day, 2026-10-30; North Carolina General Statutes § 47F-3-118, read 2026-10-30
Days after adoption of a proposed budget for the executive board to provide all lot owners a budget summary and ratification-meeting notice, for a planned community created on or after January 1, 1999 under Chapter 47F (47F-3-103(c))30 daysstate (North Carolina); statute text in force on the read day, 2026-10-30; North Carolina General Statutes § 47F-3-103, read 2026-10-30
Most lots a planned community created on or after January 1, 1999 can contain and be left out of Chapter 47F, unless the declaration provides that the chapter does apply (47F-1-102(b)(1))20 lotsstate (North Carolina); statute text in force on the read day, 2026-10-30; North Carolina General Statutes § 47F-1-102, read 2026-10-30
Days in advance of any meeting of the association that the secretary or other officer specified in the bylaws sends notice under Chapter 47C, the separate condominium act (47C-3-108(a)): not less than 10 nor more than 6010 to 60 daysstate (North Carolina); statute text in force on the read day, 2026-10-30; North Carolina General Statutes § 47C-3-108, read 2026-10-30

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Who is responsible for repairs in a North Carolina HOA?

Under Chapter 47F, 47F-3-107(a), read 2026-10-30 on ncleg.gov: except as otherwise provided in the declaration, the association is responsible for causing the common elements to be maintained, repaired, and replaced when necessary, and to assess the lot owners as necessary to recover those costs.

The same Chapter 47F subsection turns to the lot: “Except as otherwise provided in the declaration, each lot owner is responsible for the maintenance and repair of his lot and any improvements thereon.” (North Carolina General Statutes § 47F-3-107).

Under Chapter 47C, the separate condominium act, except as provided in 47C-3-113(h), the association is responsible for causing the common elements to be maintained, repaired, and replaced when necessary (47C-3-107(a)).

Chapter 47C then says, in the same subsection: “Each unit owner is responsible for maintenance, repair and replacement of his unit.” (North Carolina General Statutes § 47C-3-107).

To get written bids on a common-element repair or replacement the association is responsible for, you can post the job once on InstaBids.

How can an owner see HOA records in North Carolina?

Under Chapter 47F, 47F-3-118(a), read 2026-10-30 on ncleg.gov, reads: “All financial and other records, including records of meetings of the association and executive board, shall be made reasonably available for examination by any lot owner and the lot owner's authorized agents as required in the bylaws and Chapter 55A of the General Statutes.” (North Carolina General Statutes § 47F-3-118).

For a statement of unpaid assessments asked for by written request, Chapter 47F's 47F-3-118(b) says the association's statement shall be furnished within 10 business days after receipt of the request.

When owners ask what a repair was based on, you can post the job on InstaBids and keep the written bids with the association's records.

What records does a North Carolina HOA have to keep?

Section 47F-3-118(a) of Chapter 47F, read 2026-10-30 on ncleg.gov, opens: “The association shall keep financial records sufficiently detailed to enable the association to comply with this Chapter.” (North Carolina General Statutes § 47F-3-118).

Chapter 47F then sets a deadline: the association shall make an annual income and expense statement and balance sheet available to all lot owners within 75 days after the close of the fiscal year to which the information relates (47F-3-118(a)).

To file written bids from several contractors on the same scope with your financial records, you can post the common-area job on InstaBids.

How much notice does a North Carolina HOA board give before a meeting?

For meetings of the association under Chapter 47F, 47F-3-108(a), read 2026-10-30 on ncleg.gov, reads: “Not less than 10 nor more than 60 days in advance of any meeting, the secretary or other officer specified in the bylaws shall cause notice to be hand-delivered or sent prepaid by United States mail to the mailing address of each lot or to any other mailing address designated in writing by the lot owner, or sent by electronic means, including by email over the internet, to an email address designated in writing by the lot owner.” (North Carolina General Statutes § 47F-3-108).

Meetings of the executive board are held as provided in the bylaws, and under Chapter 47F at regular intervals the executive board meeting shall provide lot owners an opportunity to attend a portion of an executive board meeting and to speak (47F-3-108(b)).

For a planned community created on or after January 1, 1999, Chapter 47F's 47F-3-103(c) has the executive board provide to all the lot owners a summary of the budget and a notice of the ratification meeting within 30 days after adoption of any proposed budget.

To bring written bids for a common-area project to a board meeting, you can post the job on InstaBids and compare the bids side by side.

Does North Carolina HOA law apply to condominiums?

Chapter 47F answers in its definitions, 47F-1-103(23), read 2026-10-30 on ncleg.gov: “For purposes of this act, neither a cooperative nor a condominium is a planned community, but real estate comprising a condominium or cooperative may be part of a planned community.” (North Carolina General Statutes § 47F-1-103).

Condominiums are not under Chapter 47F; Chapter 47C is their own act, with a records rule in 47C-3-118(a): “The association shall keep financial records sufficiently detailed to enable the association to comply with this chapter.” (North Carolina General Statutes § 47C-3-118).

Chapter 47C, the separate condominium act, sets the same meeting window: under 47C-3-108(a) the secretary or other officer specified in the bylaws causes notice to go out not less than 10 nor more than 60 days in advance of any meeting.

Chapter 47F also leaves out small communities: under 47F-1-102(b)(1), a planned community created on or after January 1, 1999, that contains no more than 20 lots is left out of Chapter 47F unless the declaration provides or is amended to provide that the chapter does apply.

For a condominium common-element repair, you can describe the job once on InstaBids, add photos and get written bids on the same scope.

North Carolina Chapter 47F rules an HOA board or manager works to

Section 47F-3-118(a), Chapter 47F's records rule for the association:

The association shall keep financial records sufficiently detailed to enable the association to comply with this Chapter.

Source: North Carolina General Statutes § 47F-3-118, read 2026-10-30

What to put in a written scope for North Carolina HOA work

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