Quick Answer
Louisiana has no single law covering every association. Homeowners associations in planned communities are governed by the Louisiana Planned Community Act, La. R.S. 9:1141.1 et seq., substantially rewritten effective January 1, 2025, together with the privilege provisions in La. R.S. 9:1145 to 1148. Condominiums fall under the Louisiana Condominium Act, La. R.S. 9:1121.101 et seq. Your recorded documents and nonprofit corporation law fill the gaps.
Which laws govern HOAs and condominiums in Louisiana
Louisiana is a civil law state, so some terminology differs from the rest of the country. A lien for unpaid dues is called a privilege, a parish takes the place of a county, and the register of deeds function is handled through the parish conveyance and mortgage records. The main sources of authority are below.
- Louisiana Planned Community Act, La. R.S. 9:1141.1 to 9:1141.50. Enacted as the Homeowners Association Act in 1999 and rewritten by Act 158 of 2024 (Senate Bill 23), effective January 1, 2025. It applies to existing and future planned communities with recorded declarations, and it covers association organization, powers, board and meeting rules, budgets, records, rules, and developer obligations. See the official statute text.
- Privileges for association charges, La. R.S. 9:1145 to 9:1148. Part III of the same chapter sets the demand, filing, enforcement and time-period rules for association privileges on a lot or unit, and by its terms refers to both planned community and condominium associations.
- Louisiana Condominium Act, La. R.S. 9:1121.101 et seq. Enacted in 1979. It covers condominium creation, association management, and purchaser protection. The 2024 rewrite changed the planned community law, not the Condominium Act.
- Louisiana Nonprofit Corporation Law, La. R.S. 12:201 et seq. The Planned Community Act ties director and officer standards of care, loyalty and conflict-of-interest rules to this law, and incorporated associations are also subject to its general governance provisions.
- La. R.S. 9:2792.7. Limits the personal liability of directors and officers of qualifying associations. The Planned Community Act cross-references it.
- Your governing documents. The declaration, bylaws, articles and rules remain the most important source of day-to-day rules.
An important point on timing: the Planned Community Act states that it does not require an association that existed before January 1, 2025 to change its organizational structure or community documents, and it does not require a pre-2025 community to change its established method of amending documents or voting on assessments. Pre-2025 community documents are not invalidated by the Act. Many of its operating rules (meetings, records, rules process, budgets) are still written to apply broadly, so ask your attorney which provisions reach your association.
Key HOA and condo topics at a glance
The table summarizes verified points from the Louisiana Planned Community Act as enacted in Act 158 of 2024, unless noted. Condominium associations should read the Condominium Act and their own bylaws for matching topics.
| Topic | What Louisiana law says |
|---|---|
| Assessments and liens | Assessments are made at least annually from a budget (R.S. 9:1141.32). In communities of more than 25 lots, owners ratify the budget by majority vote or any greater vote in the declaration (9:1141.34). A privilege arises for assessments and fines (9:1141.35; 9:1145). The association sends written demand, the owner has 30 days to pay, and only then may a sworn detailed statement be filed in the parish mortgage records (9:1146 and 9:1147). |
| Records access | Associations must retain defined records, including accounting records, minutes, owner lists, financial statements for three years, and design approval decisions, and make requested records available to an owner during reasonable hours. Certain records may be withheld, such as attorney communications, executive session records and personnel files (9:1141.36). |
| Meetings, elections and voting | Annual meeting with 30 to 60 days notice; special meetings on demand of 20 percent of the voting interest unless bylaws set a lower figure; board meetings open to owners except in listed executive sessions; default quorum of 20 percent; directors may be removed by majority vote at a noticed meeting with a quorum (9:1141.26, .27, .39). |
| Reserves | The Planned Community Act text reviewed does not set a mandatory reserve amount. For communities over 25 lots, the budget summary must describe reserves and how they are calculated and funded (9:1141.34). See your documents. |
| Fines and enforcement | The association may impose reasonable fines under Part III of the chapter (9:1141.20). Rules must be reasonable, and owners get notice and a comment opportunity before rules are adopted or changed (9:1141.37). A privilege for fine-based assessments is lost unless a notice of pendency of action is filed within one year of the statement of privilege (9:1148). |
| Rental restrictions | No statewide rental cap appears in the Act. A new use restriction that raises the minimum lease term or bars partial-lot rentals is treated as a more burdensome restriction requiring a supermajority, and existing uses are generally protected (9:1141.14). See your documents. |
| Architectural review | The board must set procedures for approving construction applications, including a reasonable time to act and the effect of failing to act (9:1141.37), and must keep records of design decisions (9:1141.36). |
| Board duties | At least three natural persons who are owners or owner representatives; directors owe care and loyalty as under the Nonprofit Corporation Law; the board cannot amend the declaration or bylaws on its own (9:1141.21). |
Assessments, privileges and collections
Louisiana collection law has a defined sequence worth knowing. Under La. R.S. 9:1146, when an owner is behind, the association must make written demand by one of the listed methods, including mail, courier, email to the owner's designated address, or hand delivery when no address is designated. The owner then has thirty days to pay. Payments after demand are applied first to unpaid assessments, then late charges, then reasonable attorney fees and costs, then other fees, fines and interest.
After the thirty days, the association may file a sworn detailed statement of privilege, signed by an officer or agent, in the mortgage records of the parish where the lot or unit is located. It must include a property description, the record owner, the delinquency date, the amounts for dues, fines and late fees, and the date of written demand, and a copy must be delivered to the owner (9:1147). Within ten business days of a written request, an association must furnish an owner a statement of unpaid assessments that binds the association (9:1145).
Time limits matter. Under La. R.S. 9:1148, a privilege securing periodic dues generally lapses against third persons unless a notice of pendency of action is filed within five years, while a privilege securing assessments imposed for alleged violations lapses unless that notice is filed within one year. For condominiums, the Condominium Act contains its own privilege provision, La. R.S. 9:1123.115; published versions describe a claim of privilege recorded in the mortgage records, a sworn statement served at least seven days before filing, and a threshold of $250 for fines and late fees. Because Part III now refers to condominium associations as well, have counsel confirm the current procedure before filing.
Meetings, records and rules
The 2025 Act is relatively detailed on transparency. Board and committee meetings must be open to owners except for executive sessions limited to five topics: attorney consultation, litigation or similar proceedings, personnel matters, contracts under negotiation, and matters where public discussion would violate a person's privacy. No final vote may occur in executive session. Unless a meeting is on a schedule previously provided or is an emergency, owners must receive at least thirty days notice stating the time, date, place and agenda (9:1141.26).
Records requests are handled under La. R.S. 9:1141.36. An association may charge a reasonable fee for copies and for supervising an inspection, is not required to compile or synthesize information, and may refuse a request it believes in good faith is for a commercial or improper purpose. Associations that communicate electronically should also note that notices may be delivered by mail, courier, or email to the address the owner designated (9:1141.38).
Recent changes
The major change is Act 158 of 2024, effective January 1, 2025, which replaced the old short Homeowners Association Act with the Louisiana Planned Community Act. It also added developer-focused rules, including limits on declarant control and public offering statement requirements for larger communities, according to law firm summaries. A 2026 bill (HB 817) proposed a Louisiana Homeowner Bill of Rights at R.S. 9:1141.51; we did not confirm whether it was enacted, so check the current statutes. For background, see our Louisiana HOA law changes 2021-2025.
Remote HOA management in Louisiana
Many Louisiana boards, especially in self-managed communities, want professional support without a local office. Remote management works through a cloud dashboard where the board sees financials, work orders and documents, online dues collection and delinquency tracking, digital violation tracking with notice records, and board support by phone, email and video. That structure suits the written-demand and recordkeeping steps Louisiana law expects. Learn more about remote HOA management in Louisiana and our pricing.
Rules on manager licensing and registration vary by state. We did not find a Louisiana community-association-manager license in our research, but associations should confirm with the Louisiana Real Estate Commission and counsel what applies to them, particularly if the manager also handles rentals or sales.
Related reading
- HOA governing documents explained
- What is a condo association
- HOA board member responsibilities
- HOA violations and enforcement guide
- What is HOA management
Frequently Asked Questions
Does Louisiana have a state HOA law?
Yes, for planned communities. The Louisiana Planned Community Act, La. R.S. 9:1141.1 et seq., took its current form on January 1, 2025. Condominiums are governed separately by the Louisiana Condominium Act, and every association is also bound by its own recorded documents.
Can a Louisiana HOA place a lien on my home?
Louisiana calls it a privilege. Under La. R.S. 9:1145 to 1148, the association must send written demand, wait thirty days, then file a sworn statement of privilege in the parish mortgage records and deliver a copy to the owner. Time limits apply for suing to preserve it.
Can homeowners see HOA records in Louisiana?
Generally yes. La. R.S. 9:1141.36 requires planned community associations to make requested records available to owners during reasonable business hours, subject to listed exceptions such as attorney communications and executive session records, and a reasonable copying fee may apply.
Do HOA board meetings have to be open in Louisiana?
Under the Planned Community Act, board meetings are generally open to owners, with executive sessions allowed only for five listed purposes and no final votes in closed session. Scheduled meetings need thirty days notice unless an emergency applies. Condominium and older associations should check their bylaws and the Condominium Act.
Do the 2025 changes apply to my older HOA?
Partly. The Act says it applies to existing and future planned communities, but it does not invalidate community documents filed before January 1, 2025 and does not force older associations to restructure or change how they amend documents or vote on assessments. Ask an attorney how it applies to you.
How APM Helps
Association Property Managers supports boards with accounting, dues collection, violation tracking and meeting support, remotely or on site. Explore our association management services or request a free proposal; we respond within three business days. You can also call 810.777.7060.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Louisiana. Last verified October 25, 2026.
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