Quick Answer
Maryland has no single HOA code. Homeowners associations are governed mainly by the Maryland Homeowners Association Act (Md. Code, Real Property, Title 11B, beginning at Section 11B-101), condominiums by the Maryland Condominium Act (Real Property, Title 11), and cooperatives by separate cooperative housing law. Your declaration, bylaws and rules fill in the rest.
Which laws govern HOAs and condominiums in Maryland
Maryland separates common ownership communities into three legal buckets, and the first step for any board is working out which one applies.
- Homeowners associations (planned communities). The Maryland Homeowners Association Act, Real Property Title 11B, applies to homeowners associations as defined in Section 11B-101. Section 11B-102(e) says the title does not apply to property that is part of a condominium regime governed by Title 11, part of a cooperative housing corporation, or to be occupied for nonresidential purposes. Several provisions are narrower, so read each section for its own scope.
- Condominiums. The Maryland Condominium Act, Real Property Title 11, governs the council of unit owners, board, budgets, reserves, assessments and liens. Section 11-109 provides that the condominium is governed by a council of unit owners, which is a legal entity even if unincorporated, and allows the bylaws to delegate powers to a board, officers or a managing agent.
- Cooperatives. Cooperative housing corporations are outside Title 11B and Title 11. This guide does not cover them in detail, so cooperative boards should confirm the governing statute with counsel.
- Lien and foreclosure rules. Real Property Section 14-204(d) addresses when a governing body of a condominium or homeowners association may foreclose on a lien, and condominium assessment liens are enforced under the Maryland Contract Lien Act (Section 11-110(d)).
Beyond statutes, the recorded declaration, bylaws, articles of incorporation and rules control everything the statutes leave open. Read our guides on HOA governing documents and condo associations for background.
Maryland HOA and condo law at a glance
The table summarizes rules verified against the Maryland General Assembly's statute text. It is a starting point, not a substitute for reading the sections themselves.
| Topic | HOA (Title 11B) | Condominium (Title 11) |
|---|---|---|
| Assessments and liens | Declaration controls; late charge of $15 or one-tenth of the delinquent amount, whichever is greater, only after 15 days and once per delinquency (11B-112.1). Foreclosure limited to assessments, interest and capped fees, not fines (14-204(d)). | Lien under the Maryland Contract Lien Act; interest capped at 18 percent per year; same late charge rule; a portion of the lien (up to 4 months of regular assessments, max $1,200) has priority over certain first mortgages (11-110). |
| Records access | Owners and mortgagees may examine or copy books and records; written requests for financial statements or minutes answered within 21 days (recent) or 45 days (older than 3 years) (11B-112). | Books and records kept in accordance with good accounting practices; owners may request an independent audit if 5 percent of units ask, no more than once in 12 months (11-116). |
| Meetings and voting | Meetings open to members, reasonable notice, owner comment period, closed sessions only for listed purposes (11B-111). Declarant voting limits in 11B-111.7. | Notice of council meetings not less than 10 nor more than 90 days; default quorum 25 percent unless bylaws differ; closed sessions limited (11-109, 11-109.1). |
| Reserves | Budget and reserve study duties apply only to associations responsible for common area maintenance and repair; reserve study updates at least every 5 years (11B-112.2, 11B-112.3). | Residential condominiums need reserve studies updated at least every 5 years and reserve funding per the study (11-109.2, 11-109.4). |
| Fines and enforcement | Written cease-and-desist demand, at least 15 days to abate where continuing, notice and hearing before fines or suspension of voting (11B-111.10). | Parallel demand, notice and hearing procedure (11-113). |
| Rental restrictions | No statewide cap found in the sections reviewed; see your documents. | See your documents and recorded amendments. |
| Architectural review | See your documents. The Act limits some restrictions, such as electric vehicle charging in deeded parking (11B-111.8) and family child care homes (11B-111.1). | See your documents and rule-making procedure (11-111). |
| Board duties | Fidelity insurance required for most associations (11B-111.6); governing body must provide annual proposed budget at least 30 days before adoption where 11B-112.2 applies. | Annual proposed budget at least 30 days before adoption (11-109.2); insurance duties in 11-114. |
Key rules in more detail
Meetings and owner participation
Under Section 11B-111, meetings of a homeowners association, its board and its committees are generally open to members, with reasonable notice for regularly scheduled open meetings. Boards must provide a designated comment period once owners other than the developer hold a majority of votes, and must convene at least one meeting a year with an open agenda. Closed sessions are limited to enumerated purposes, including personnel, legal advice, pending litigation, negotiation of business transactions and individual owner assessment accounts. The minutes of the next meeting must record the time, place, purpose and vote to close. Condominium boards follow similar rules under Sections 11-109 and 11-109.1.
Enforcement and fines
Both Acts require a due process sequence before a board may fine an owner, suspend voting or limit other rights for a rule violation. Sections 11B-111.10 and 11-113 call for a written cease-and-desist demand describing the violation and the action to cure it, a period of at least 15 days to abate a continuing violation, and a written notice of the right to a hearing before the board in executive session. The decision is appealable to Maryland courts. See our enforcement guide for a practical workflow.
Reserves and budgets
Maryland has moved toward mandatory reserve planning. Section 11B-112.3 applies to associations responsible under the declaration for maintaining and repairing common areas where total repair or replacement costs for identified components are at least $10,000, and requires reserve studies updated at least every 5 years. Section 11B-112.2 ties the budget's reserve line to the study and lets a governing body, by two-thirds vote, find a financial hardship and temporarily deviate. Condominiums have parallel rules. See HOA reserve funds explained.
Resale disclosures and registry
Section 11B-106 conditions enforcement of many resale contracts on delivery of disclosures to the buyer, and Section 11-135 sets condominium resale package requirements. Separately, Section 11B-112.4 requires homeowners associations in Prince George's County to register with the Community Association Registry under Section 14-131.
Recent changes
Maryland has amended its common ownership community laws repeatedly, including reserve study mandates and the fine and hearing procedures that apply to complaints arising on or after October 1, 2022. For a summary, read Maryland HOA law changes 2021-2025, and always check the current code before acting.
Remote HOA management in Maryland
Remote management lets a Maryland board run its association through a cloud dashboard for financials, online dues collection, digital violation tracking and document storage, with a management team available by phone, email and video for board meetings and day-to-day questions. Boards keep their authority; the manager handles administration and follows the board's direction and the governing documents. Learn more about remote HOA management in Maryland or review our pricing.
Rules on manager licensing and registration vary by state, and associations should confirm what applies in Maryland. I did not find a statewide community association manager license in the sources reviewed, but proposals have been introduced in the General Assembly, so verify the current status. Prince George's County HOAs have a separate registry requirement noted above. For general background see what is HOA management.
Frequently Asked Questions
Is there one Maryland HOA law?
Not exactly. The Maryland Homeowners Association Act (Real Property Title 11B) covers HOAs, the Maryland Condominium Act (Title 11) covers condominiums, and your own governing documents add detail.
Can a Maryland HOA fine me without a hearing?
Under Section 11B-111.10, a board may not fine an owner or suspend voting until it has sent a written demand to cease, allowed at least 15 days to abate a continuing violation, and offered a hearing. Confirm the procedure against your documents.
Can I inspect my HOA's records?
Generally yes. Section 11B-112 lets lot owners and mortgagees examine or copy books and records during business hours after reasonable notice, subject to exceptions such as personnel records and attorney advice. Reasonable charges may apply.
Does Maryland require HOA reserve studies?
For associations that maintain common areas with identified component costs of at least $10,000, Section 11B-112.3 generally requires reserve studies updated at least every 5 years. Condominiums have a similar requirement under Section 11-109.4.
Can an HOA foreclose over unpaid fines?
Under Section 14-204(d), a governing body may foreclose only on a lien for delinquent assessments, interest, and limited costs and fees. Fines and fine-related fees are excluded. Other collection methods may remain available.
How APM Helps
Association Property Managers supports Maryland boards with financial reporting, collections, violation tracking and meeting support. Explore our association management services or request a free proposal; we respond within 3 business days. Boards may also like our guides on board member responsibilities and rental caps.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Maryland. Last verified October 25, 2026.
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