What do Virginia HOA laws say about records, meetings, fines and reserves?

Virginia HOA laws are in Code of Virginia Chapter 18: under 55.1-1815(B) a member's right of examination of records, for a proper purpose, may be exercised upon five business days' written notice (managed association) or 10 (self-managed), and under 55.1-1826(B)(1) the board of directors shall conduct at least once every five years a study of reserves.

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

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Virginia Chapter 18 day and year figures, with sources

Business days of written notice before a member's right of examination of association records, for a proper purpose, may be exercised: five (managed by a common interest community manager) or 10 (self-managed) (55.1-1815(B), Chapter 18)	5 or 10 business daysstate (Virginia); statute text in force on the read day, 2026-10-30 (law.lis.virginia.gov, Code of Virginia, the section text the Legislative Information System served); Code of Virginia § 55.1-1815, read 2026-10-30
Days before an annual or regularly scheduled association meeting that the bylaws' officer sends each member notice (55.1-1815(G), Chapter 18)	14 daysstate (Virginia); statute text in force on the read day, 2026-10-30 (law.lis.virginia.gov, Code of Virginia, the section text the Legislative Information System served); Code of Virginia § 55.1-1815, read 2026-10-30
Days before a violation hearing that notice reaches the member (55.1-1819(C), Chapter 18)	14 daysstate (Virginia); statute text in force on the read day, 2026-10-30 (law.lis.virginia.gov, Code of Virginia, the section text the Legislative Information System served); Code of Virginia § 55.1-1819, read 2026-10-30
Days after a violation hearing for the hearing result to reach the member (55.1-1819(C), Chapter 18)	7 daysstate (Virginia); statute text in force on the read day, 2026-10-30 (law.lis.virginia.gov, Code of Virginia, the section text the Legislative Information System served); Code of Virginia § 55.1-1819, read 2026-10-30
Years between reserve studies by the board, at most (55.1-1826(B)(1), Chapter 18)	5 yearsstate (Virginia); statute text in force on the read day, 2026-10-30 (law.lis.virginia.gov, Code of Virginia, the section text the Legislative Information System served); Code of Virginia § 55.1-1826, read 2026-10-30

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How can an owner see HOA records in Virginia?

For an association under Code of Virginia Chapter 18, 55.1-1815(B), read 2026-10-30 on law.lis.virginia.gov, a member in good standing has a right of examination of books and records, for a proper purpose related to membership, and the section reads: “Notwithstanding any provision of law to the contrary, this right of examination shall exist without reference to the duration of membership and may be exercised (i) only during reasonable business hours or at a mutually convenient time and location and (ii) upon five business days' written notice for an association managed by a common interest community manager and 10 business days' written notice for a self-managed association, which notice reasonably identifies the purpose for the request and the specific books and records of the association requested.” (Code of Virginia § 55.1-1815) Records that concern the matters listed in 55.1-1815(C), such as contracts currently in or under negotiation, may be withheld.

When owners ask to see the contract file for a common-area repair, a board can post the job on InstaBids and keep each written bid with its records.

What records does a Virginia HOA have to keep?

Code of Virginia Chapter 18 lists them in 55.1-1815(A), read 2026-10-30 on law.lis.virginia.gov: “The association shall keep detailed records of receipts and expenditures affecting the operation and administration of the association.” (Code of Virginia § 55.1-1815)

For an association under Chapter 18, the same subsection, 55.1-1815(A), says the association shall maintain individual assessment account records, and a record of any recorded lien at least as long as the lien remains effective.

To keep written bids on a common-area repair alongside the association's expense records, you can post the job once on InstaBids with photos.

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

For each board meeting of an association under Code of Virginia Chapter 18, 55.1-1816(B), read 2026-10-30 on law.lis.virginia.gov, reads: “Notice of the time, date, and place of each meeting of the board of directors or of any subcommittee or other committee of the board of directors shall be published where it is reasonably calculated to be available to a majority of the lot owners.” (Code of Virginia § 55.1-1816) For special or emergency board meetings, notice reasonable under the circumstances is given at the same time as the notice to the board members (55.1-1816(B)).

Under Chapter 18, 55.1-1815(G), the bylaws specify an officer or his agent who shall send to each member notice of the time, place, and purposes of an association meeting at least 14 days in advance of any annual or regularly scheduled meeting and at least seven days in advance of any other meeting.

Under Chapter 18, 55.1-1816(A), all meetings of the board of directors where the business of the association is discussed or transacted shall be open to all members of record, though the board may convene in executive session upon the affirmative vote in an open meeting (55.1-1816(C)).

For a contract the board agrees to in executive session, Chapter 18, 55.1-1816(C), says it does not become effective unless the board reconvenes in open meeting and takes a vote on it: “No contract, motion, or other action adopted, passed, or agreed to in executive session shall become effective unless the board of directors or subcommittee or other committee of the board of directors, following the executive session, reconvenes in open meeting and takes a vote on such contract, motion, or other action, which shall have its substance reasonably identified in the open meeting.” (Code of Virginia § 55.1-1816)

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

Can a Virginia HOA fine an owner without a hearing?

Under Code of Virginia Chapter 18, 55.1-1819(B), read 2026-10-30 on law.lis.virginia.gov, the board of directors may assess charges against any member for a violation only to the extent the declaration or rules and regulations expressly so provide, and 55.1-1819(C) reads: “Before any action authorized in this section is taken, the member shall be given a reasonable opportunity to correct the alleged violation after written notice of the alleged violation to the member at the address required for notices of meetings pursuant to § 55.1-1815 . If the violation remains uncorrected, the member shall be given an opportunity to be heard and to be represented by counsel before the board of directors or other tribunal specified in the documents.” (Code of Virginia § 55.1-1819)

Chapter 18 sets the hearing timeline in 55.1-1819(C): “Notice of a hearing, including the actions that may be taken by the association in accordance with this section, shall be hand delivered or mailed by registered or certified mail, return receipt requested, to the member at the address of record with the association at least 14 days prior to the hearing.” (Code of Virginia § 55.1-1819) “Within seven days of the hearing, the hearing result shall be hand delivered or mailed by registered or certified mail, return receipt requested, to the member at the address of record with the association.” (Code of Virginia § 55.1-1819)

When a violation leaves a common-area repair for the board to handle, you can post that repair on InstaBids and get written bids on one scope.

Does Virginia HOA law apply to condominiums?

Code of Virginia Chapter 18 sets its own reach in 55.1-1801(D), read 2026-10-30 on law.lis.virginia.gov: “This chapter shall not apply to the (i) provisions of documents of, (ii) operations of any association governing, or (iii) relationship of a member to any association governing condominiums created pursuant to the Condominium Act (§ 55.1-1900 et seq.), cooperatives created pursuant to the Virginia Real Estate Cooperative Act (§ 55.1-2100 et seq.), time-shares created pursuant to the Virginia Real Estate Time-Share Act (§ 55.1-2200 et seq.), or membership campgrounds created pursuant to the Virginia Membership Camping Act (§ 59.1-311 et seq.).” (Code of Virginia § 55.1-1801)

So Chapter 18 does not apply to condominiums created pursuant to the Condominium Act (55.1-1900 et seq.); their rules sit in that act, which this page does not quote.

A Virginia lot-owner association can post common-area upkeep, like landscaping or painting, on InstaBids and line up written bids on one scope.

How often does a Virginia HOA need a reserve study?

Under Code of Virginia Chapter 18, 55.1-1826(B)(1), read 2026-10-30 on law.lis.virginia.gov, the board of directors shall conduct at least once every five years a study to determine the necessity and amount of reserves required to repair, replace, and restore the capital components.

For a reserve-study-driven repair, such as roof or paving replacement, a board can post the job on InstaBids and compare written bids side by side.

Virginia Chapter 18 rules an HOA board or manager works to

Section 55.1-1816(A), Chapter 18's rule for meetings of the board of directors:

All meetings of the board of directors, including any subcommittee or other committee of the board of directors, where the business of the association is discussed or transacted shall be open to all members of record.

Source: Code of Virginia § 55.1-1816, read 2026-10-30

Section 55.1-1815(A), Chapter 18's rule for the association's records:

The association shall keep detailed records of receipts and expenditures affecting the operation and administration of the association.

Source: Code of Virginia § 55.1-1815, read 2026-10-30

Section 55.1-1826(B)(1), Chapter 18: the board of directors shall conduct at least once every five years a study, in these words:

Conduct at least once every five years a study to determine the necessity and amount of reserves required to repair, replace, and restore the capital components as defined in § 55.1-1800 ;

Source: Code of Virginia § 55.1-1826, read 2026-10-30

Section 55.1-1819(C), Chapter 18's rule for a hearing notice to the member:

Notice of a hearing, including the actions that may be taken by the association in accordance with this section, shall be hand delivered or mailed by registered or certified mail, return receipt requested, to the member at the address of record with the association at least 14 days prior to the hearing.

Source: Code of Virginia § 55.1-1819, read 2026-10-30

What to put in a written scope for Virginia HOA work

The work in plain words for each common area, with photos, so bids line up line by line.
Board meeting on the contract: under Chapter 18, notice of the time, date, and place of each meeting of the board of directors shall be published where it is reasonably calculated to be available to a majority of the lot owners (55.1-1816(B)).
Contract vote: under Chapter 18 a contract agreed to in executive session does not become effective unless the board reconvenes in open meeting and takes a vote on it (55.1-1816(C)).
Reserve components: under Chapter 18 the board of directors shall conduct at least once every five years a study to determine the necessity and amount of reserves required to repair, replace, and restore the capital components (55.1-1826(B)(1)).
Contract records: under Chapter 18 the association shall keep detailed records of receipts and expenditures affecting the operation and administration of the association (55.1-1815(A)).
A violation found during the work: under Chapter 18, before any action authorized in 55.1-1819 is taken, the member shall be given a reasonable opportunity to correct the alleged violation after written notice (55.1-1819(C)).

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Sources

Code of Virginia § 55.1-1801, read 2026-10-30: law.lis.virginia.gov
Code of Virginia § 55.1-1816, read 2026-10-30: law.lis.virginia.gov
Code of Virginia § 55.1-1819, read 2026-10-30: law.lis.virginia.gov
Code of Virginia § 55.1-1815, read 2026-10-30: law.lis.virginia.gov
Code of Virginia § 55.1-1826, read 2026-10-30: law.lis.virginia.gov