Quick Answer
Kentucky regulates homeowner associations through the Planned Community Act, KRS 381.785 to 381.801 (effective June 29, 2023), and condominiums through the Kentucky Condominium Act, KRS 381.9101 to 381.9207. Associations must be organized under KRS Chapter 273 or 273A, and the declaration and bylaws still govern matters the statutes leave open.
Which laws govern HOAs and condominiums in Kentucky
Kentucky now has separate, fairly detailed statutes for planned communities and for condominiums. Both sit in KRS Chapter 381, which covers title to property and restrictions on use.
The Planned Community Act
KRS 381.785 to 381.801 apply to planned communities, defined as groups of residential dwellings, excluding condominiums, made up of individual lots where a deed, common plan or declaration requires owners to join an association, or to hold, lease or support property or facilities for owners. Under KRS 381.786, all planned communities are subject to the act, and provisions in documents recorded before June 29, 2023 are not invalidated unless the statute specifically says so. The act does not apply to developments or neighborhoods that have no homeowners association, and it excludes arrangements whose sole shared facility is common roadways. Under KRS 381.787, the association must be a nonprofit corporation under KRS Chapter 273 or an unincorporated nonprofit association under KRS Chapter 273A.
The Kentucky Condominium Act
KRS 381.9101 to 381.9207 apply to condominiums created after January 1, 2011. Under KRS 381.9103, a list of sections, including those on powers of the association (381.9167), executive board members and officers (381.9169), lien for assessments (381.9193) and association records (381.9197), also applies to older condominiums for events after that date. The earlier condominium statute, KRS 381.805 to 381.910, continues to matter for older condominiums, and owners of an older condominium can elect to be covered by the newer act by the vote the statute requires.
Governing documents and nonprofit law
Statutes set a floor; the recorded declaration, bylaws and rules supply the rest. Nonprofit corporation provisions in KRS Chapter 273, including director standards referenced in KRS 381.793, may also apply. See HOA governing documents explained, what powers an HOA has and what a condo association is.
Kentucky HOA and condo rules at a glance
The table covers provisions we verified in the Kentucky Revised Statutes on the legislature’s website. PCA means the Planned Community Act and KCA means the Condominium Act.
| Topic | What we verified | Source |
|---|---|---|
| Assessments and budgets | PCA: the board adopts an annual budget, which may include reserves, and provides it to owners within 30 days. A budget increase of more than 15 percent triggers a meeting at which owners may reject it by majority. KCA: a summary must go to owners within 30 days, with a similar ratification meeting if the increase exceeds 15 percent | 381.790, 381.797(7), 381.9169(3) |
| Special assessments | PCA: after declarant control, a majority of the full board must approve, and owners can rescind or reduce the assessment at a meeting held within 30 days by a majority of the total lots. KCA allows emergency assessments in listed circumstances | 381.797(3)-(4), 381.9167 |
| Liens (PCA) | A continuing lien secures assessments and related fines, fees and costs that remain unpaid 30 days after becoming due. It is prior to other liens except government tax liens and charges, and mortgages or encumbrances recorded before the lien is recorded | 381.799 |
| Liens (KCA) | The association has a lien from the time an assessment or fine is due, foreclosable like a mortgage. It has priority over other liens except those recorded before the declaration, earlier-recorded mortgages, and tax or governmental liens. The lien is extinguished unless enforcement begins within five years. An unpaid-assessment statement is due within 10 business days of a written request | 381.9193 |
| Records access | PCA: owners may examine and copy books, records and minutes under reasonable standards, with listed exceptions such as personnel, legal communications, contracts under negotiation and collection information. KCA: financial and other records must be reasonably available to owners | 381.795, 381.9197 |
| Financial reports | PCA: a financial report is due within 180 days after fiscal year end, with the level of CPA involvement depending on annual revenues (from a cash receipts statement under $125,000 up to an audit at $1,000,000 or more). KCA has its own revenue tiers and a 150-day deadline | 381.794, 381.9197 |
| Meetings and notice | PCA: annual meeting, notice 10 to 30 days before, special meeting on request of 20 percent of owners, and a 10 percent quorum. Board meetings are open to owners except executive sessions unless bylaws say otherwise. KCA: annual meeting, notice 10 to 60 days before | 381.792, 381.793, 381.9177 |
| Elections and voting | PCA: one vote per lot, no cumulative voting, proxies terminate after one year, and owners may remove directors without cause by majority of those present at a quorate meeting. KCA: declarant control ends on a statutory schedule and owners elect a board of at least three | 381.787, 381.792, 381.9169, 381.9181 |
| Reserves | PCA: budgets may include reserves unless documents provide otherwise. KCA: the association may adopt budgets that include reserves. Neither provision, as reviewed, sets a mandatory funding level. See your documents | 381.790, 381.9167 |
| Fines and enforcement | PCA: fines are part of the assessment, and the board must give the owner written notice and an opportunity to be heard before imposing fines or damages. KCA: reasonable fines after notice and an opportunity to be heard | 381.797, 381.9167 |
| Rental restrictions | We did not find a statewide rental rule in these acts. See your documents | Not verified |
| Architectural review | See your documents. The acts we reviewed do not set a statewide procedure | Not verified |
| Board duties | PCA: board of at least three directors elected from among owners. KCA: the executive board may not amend the declaration or elect board members, and directors act under the standards in KRS 381.9170 | 381.787, 381.9169 |
Condominium fees for certificates
Under KRS 381.9167(1)(l), a condominium association may charge reasonable fees for preparing amendments, certificates and statements of unpaid assessments, but a certificate fee may not exceed the lesser of $225 or 80 percent of the unit’s current monthly assessment, and no more than $50 may be charged to update a certificate within the same fiscal year.
Political yard signs
KRS 381.800 provides that governing documents of an association may not prohibit outdoor display of political yard signs by an owner or resident on the owner’s property, with signs displayed no earlier than 30 days before an election and no later than seven days after, unless local ordinance allows longer. The statute allows reasonable rules on placement, size and manner. This section was amended effective June 27, 2025.
See also our guides to HOA violations and enforcement, HOA reserve funds and board member responsibilities.
Recent changes
The Planned Community Act took effect June 29, 2023, giving HOAs a statutory framework for the first time. The political yard sign section was amended in 2025, and KRS 381.803 provides a process for a city to petition for a receiver when a planned community fails to maintain required infrastructure or common area. A 2026 bill, Senate Bill 233, would exempt very small associations from certain financial reporting rules; per the legislature’s record it passed the Senate 34-0 and was sent to a House committee, and we did not confirm enactment. See Kentucky HOA law changes 2021-2025.
Remote HOA management in Kentucky
With Kentucky’s 2023 Planned Community Act, many volunteer boards now face deadlines for budgets, notices, meetings and financial reports. Remote management typically gives the board a cloud dashboard for financials, minutes and documents, online dues collection, digital violation tracking, and board support by phone, email and video, which can help keep that paperwork on schedule. Read more about remote HOA management in Kentucky, learn what HOA management is, or see our pricing.
Rules on manager licensing and registration vary by state, and associations should confirm what applies in Kentucky. We did not verify a statewide license specific to community association managers in the statutes we reviewed, so check with an attorney or the relevant Kentucky agency before you hire.
Frequently Asked Questions
Does Kentucky have an HOA law?
Yes. The Planned Community Act, KRS 381.785 to 381.801, took effect June 29, 2023 and covers planned community associations. Condominiums are governed separately by the Kentucky Condominium Act, KRS 381.9101 to 381.9207, and the declaration and bylaws still apply.
Can a Kentucky HOA fine me?
Under KRS 381.797, fines levied by the board are part of the assessment, and the board must give you written notice and an opportunity to be heard before imposing fines, damages or an individual assessment. For condominiums, KRS 381.9167 allows reasonable fines after notice and an opportunity to be heard. Your documents set the specifics.
Can a Kentucky HOA record a lien for unpaid assessments?
Yes. KRS 381.799 gives a planned community association a continuing lien for unpaid assessments and related charges that remain unpaid 30 days after due, and KRS 381.9193 gives condominium associations a lien from the time an assessment or fine becomes due, which must be enforced within five years.
Can I see my Kentucky HOA records?
Planned community owners may examine and copy association books, records and minutes under reasonable standards, except for categories such as personnel matters and attorney communications (KRS 381.795). Condominium financial and other records must be reasonably available to owners (KRS 381.9197).
Can my Kentucky HOA stop me from putting up a political sign?
Not outright. KRS 381.800 says association governing documents may not prohibit political yard signs on your property, though they may include reasonable rules on placement, size and manner and may limit the display window to 30 days before through seven days after an election, unless local ordinance allows longer.
How APM Helps
Association Property Managers (APM) provides HOA and condo management from offices in East Lansing, Michigan and Dublin, California, and offers remote management to boards nationwide. Learn more about our association management services, or request a free proposal; we respond within 3 business days. You can also reach us at 810.777.7060.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Kentucky. Last verified October 25, 2026.
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