Quick Answer
Michigan has no comprehensive HOA statute for ordinary subdivisions. Condominiums are governed by the Michigan Condominium Act, 1978 PA 59, MCL 559.101 et seq. Incorporated associations also fall under the Michigan Nonprofit Corporation Act, 1982 PA 162, MCL 450.2101 et seq. Subdivision associations rely mainly on recorded deed restrictions, bylaws and those corporate rules, plus the Homeowners' Energy Policy Act, 2024 PA 68, MCL 559.301 et seq.
Which laws govern HOAs and condominiums in Michigan
Michigan is a state where the type of community determines how much statutory protection exists. Condominium associations operate under a detailed act. Homeowners associations in platted subdivisions do not have an equivalent, so their rules come from private documents and general law.
- Michigan Condominium Act, MCL 559.101 et seq. (1978 PA 59). Covers creation of condominium projects, master deeds and bylaws, co-owner and association rights, assessment liens and foreclosure, leasing, reserve funds, and developer obligations. See the official text on the Michigan Legislature site.
- Michigan Nonprofit Corporation Act, MCL 450.2101 et seq. (1982 PA 162). Applies to associations incorporated as nonprofits. It sets the standard of care for directors and officers (MCL 450.2541), which requires acting in good faith, with the care an ordinarily prudent person in a like position would exercise, and in a manner reasonably believed to be in the corporation's best interests. It also gives members inspection rights for proper purposes (MCL 450.2487).
- Homeowners' Energy Policy Act, MCL 559.301 et seq. (2024 PA 68). Effective April 2, 2025. It makes provisions in homeowners' association agreements that prohibit, or require association approval for, listed energy-saving improvements invalid and unenforceable, makes solar energy system prohibitions invalid, and requires each homeowners' association to adopt a written solar energy policy within one year after the effective date.
- Your governing documents. The master deed and bylaws for condominiums, or the declaration of restrictions, bylaws and articles for subdivisions, are the primary rule set. The Condominium Act says many remedies, such as fines and attorney fees, apply only to the extent the documents provide for them.
Michigan also has other laws that affect associations from time to time, such as its Marketable Record Title Act, which can affect how long older recorded restrictions remain effective. Boards of older subdivisions should ask counsel whether anything needs to be re-recorded.
Key HOA and condo topics at a glance
Unless noted, the rules below come from the Michigan Condominium Act and apply to condominiums. Subdivision associations should look to their documents and nonprofit law.
| Topic | What Michigan law says |
|---|---|
| Assessments and liens | Unpaid assessments, interest, late charges, collection costs, attorney fees and fines under the documents are a lien on the unit, ahead of other liens except tax liens and a first mortgage of record, subject to a notice-of-lien priority exception. A recorded notice of lien must be served by first-class mail at least 10 days before foreclosure begins (MCL 559.208). |
| Records access | Books, records, contracts and financial statements are available to co-owners and their mortgagees at convenient times (MCL 559.157). Incorporated associations also have member inspection rights for a proper purpose under MCL 450.2487. |
| Meetings, elections and voting | Governed largely by the bylaws and the Nonprofit Corporation Act. The Condominium Act lets bylaws allocate votes by percentage of value or equally (MCL 559.154), and amendments affecting owners' rights generally require 2/3 consent, a threshold the documents cannot raise (MCL 559.190). |
| Reserves | Associations must maintain a reserve fund for major repairs and replacement of common elements (MCL 559.205). The statute sets no dollar or percentage amount in the text reviewed. A 2026 bill, HB 5784, would change the reserve requirements; verify its status. |
| Fines and enforcement | Fines may be levied after notice and hearing as the documents provide; late charges are allowed under the bylaws; the court may award costs and attorney fees to the extent the documents expressly provide (MCL 559.206). |
| Rental restrictions | Owners must disclose a rental to the association at least 10 days before presenting a lease and provide the lease; tenants must follow the condominium documents; after the transitional control date, the association may amend documents on rentals (MCL 559.212). |
| Architectural review | Owners may not change the exterior appearance of a unit or project except as the documents permit (MCL 559.147). Solar and listed energy improvements are limited by MCL 559.301 et seq. |
| Board duties | Directors and officers must meet the nonprofit standard of care (MCL 450.2541). Condominium bylaws must provide an indemnification clause that excludes willful and wanton misconduct and gross negligence, and an annual financial statement to owners (MCL 559.154). |
Assessments, liens and foreclosure
Michigan condominium associations have a statutory lien that can be foreclosed by action or by advertisement. Under MCL 559.208, the lien secures assessments, interest, late and collection charges, advances to protect the lien, attorney fees, and fines under the documents. It generally ranks ahead of other liens except state or federal tax liens and sums unpaid on a first mortgage of record, with an exception: past due assessments evidenced by a recorded notice of lien have priority over a first mortgage recorded after that notice.
Before foreclosing, an association must record a notice of lien in the register of deeds office and serve it on the owner by first-class mail at least 10 days before starting foreclosure. The notice includes the legal description, owner name and the amount due. The redemption period is 6 months from the sale, or 1 month if the property is abandoned. The statute also allows a receiver to be appointed and permits a money judgment action without waiving the lien. Because collection steps carry strict notice requirements, associations typically involve counsel before filing.
Financial oversight and reserves
Michigan puts specific financial duties on condominium associations. Under MCL 559.157, an association with annual revenues greater than $20,000 must have its books independently audited or reviewed by a certified public accountant each year, unless a majority of its members vote to opt out on an annual basis. Under MCL 559.205, the association must maintain a reserve fund for major repairs and replacement of common elements, and the state administrator may set minimum standards by rule. Boards should pair that duty with a reserve study and a funding plan; see our guide to HOA reserve funds.
Recent changes
The most significant recent change is the Homeowners' Energy Policy Act, 2024 PA 68, effective April 2, 2025, which required associations to adopt a solar energy policy within a year of that date and sets limits on rules governing solar installations. Separately, HB 5784 was introduced on April 14, 2026 to amend MCL 559.205 on reserve studies and funding plans and was referred to the House Committee on Regulatory Reform; we did not find evidence it has passed. We found no other signed 2025 or 2026 act amending the Condominium Act. For detail, see Michigan HOA law changes 2021-2025 and what changed in 2025-2026.
HOA management in Michigan
Michigan is APM's home state, with an office in East Lansing, and we manage community and condominium associations here. Our Michigan HOA management page explains how we work with boards. For deeper reading, see what changed in Michigan HOA law, our Michigan condo association guide, and our Michigan HOA management guide.
Associations that prefer a remote model can use a cloud dashboard, online dues collection, digital violation tracking and board support by phone, email and video; see remote HOA management in Michigan and our pricing. Rules on manager licensing and registration vary by state. We did not find a Michigan license specific to community association managers, but associations should confirm what applies in Michigan with state regulators and counsel.
Related reading
- HOA governing documents explained
- What is a condo association
- HOA rental caps
- HOA board member responsibilities
- What is HOA management
Frequently Asked Questions
Does Michigan have a state HOA law?
Not a comprehensive one for subdivisions. Michigan has the Condominium Act, MCL 559.101 et seq., and the Nonprofit Corporation Act, MCL 450.2101 et seq., plus the Homeowners' Energy Policy Act. Subdivision associations otherwise depend on deed restrictions and bylaws.
Can a Michigan condo association foreclose on a unit?
Yes, for unpaid assessments. MCL 559.208 allows foreclosure by action or advertisement after a notice of lien is recorded and mailed at least 10 days in advance. The redemption period is 6 months, or 1 month if abandoned.
Are Michigan condo associations required to have reserves?
MCL 559.205 requires a reserve fund for major repairs and replacement of common elements, but the statute does not state an amount in the text we reviewed. A 2026 bill would change the requirement; check its status.
Can a Michigan HOA stop me from installing solar panels?
Generally no. Under 2024 PA 68, provisions that prohibit solar energy systems are invalid and unenforceable, though associations may adopt a policy with limited, defined conditions and may still require an application. Applicability to your community depends on your documents, so confirm with counsel.
Can a condo association restrict rentals in Michigan?
The documents control. MCL 559.212 requires owners to give the association notice and a copy of the lease and requires tenants to follow the documents, and allows the association to amend rental rules after the transitional control date, without affecting existing written leases.
How APM Helps
Association Property Managers helps Michigan boards with accounting, collections, violation tracking, meetings and vendor coordination. 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 Michigan. Last verified October 25, 2026.
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