Pennsylvania HOA and condominium associations are governed by the Pennsylvania Uniform Planned Community Act and the Pennsylvania Uniform Condominium Act. From 2021 through 2024, Pennsylvania enacted several significant reforms affecting lien collection, electronic governance, election oversight, and dispute resolution. Pennsylvania boards need to ensure their procedures reflect these changes.
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2021: Lien Statute of Limitations Extended
HB 1340 — Lien Statute of Limitations Extended
HB 1340 extended the assessment lien statute of limitations from **3 years to 4 years** from the date the assessment became due. This gives Pennsylvania associations a longer window to pursue delinquent assessments through lien enforcement. The legislation also clarified that associations may file suit directly against owners to recover delinquent assessments — associations are not limited to lien-only remedies.
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2022: Electronic Voting, Election Oversight, and Bylaw Reform (Effective May 2023)
Act 115 / HB 1795 — Electronic Voting, Election Oversight & Bylaw Reform
This is the most significant Pennsylvania HOA legislation in years. Act 115 makes major changes to governance for all Pennsylvania associations, including unincorporated ones:
Electronic Voting and Notices Authorized
Electronic voting, meeting notices, and meeting attendance are now authorized for all Pennsylvania associations — including unincorporated associations. Boards that were previously limited to in-person or paper procedures can now operate electronically.
Board Member Removal
Board member removal is now codified: a board member may be removed by a **2/3 vote at a quorum meeting** of unit owners. This provides a clear statutory procedure where one did not previously exist.
Independent Election Oversight for Large Associations
Associations with **500 or more units** must use an independent reviewer to count and certify election results. This addresses election integrity concerns in large community associations.
Bylaw Amendment Procedures
Bylaw amendments require:
- **14 days' prior notice** of the meeting at which the amendment will be considered.
- At least **51% approval** from those voting at that meeting.
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2023–2024: Alternative Dispute Resolution
HB 595 — Alternative Dispute Resolution
HB 595 added ADR mechanisms — mediation and arbitration — to the Pennsylvania Uniform Condominium Act and Planned Community Act. Associations and unit owners now have statutory tools to resolve disputes outside of court proceedings. Boards should consider whether ADR clauses or policies are appropriate for their association given this new framework.
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What Pennsylvania HOA Boards Should Do Now
1. Update your collections timeline to reflect the 4-year assessment lien statute of limitations (HB 1340, 2021).
2. Implement electronic voting and notice delivery for members who provide electronic addresses (Act 115, eff. May 2023).
3. Document your board member removal procedure — confirm it requires a 2/3 vote at a quorum meeting (Act 115, eff. May 2023).
4. If your association has 500 or more units, engage an independent election reviewer for all board elections (Act 115, eff. May 2023).
5. Ensure bylaw amendment notices provide 14 days' advance notice and that amendments require at least 51% approval from those voting (Act 115, eff. May 2023).
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How APM Provides Remote HOA Management in Pennsylvania
APM provides professional remote HOA and condo management to Pennsylvania boards through our HOA Alchemy platform, serving communities in Philadelphia, Pittsburgh, Harrisburg, and across the state. Our compliance team monitors Pennsylvania Uniform Planned Community Act and Condominium Act updates and keeps client election, notice, and collections procedures current. Contact us at billing@apmhoa.com or visit [apmhoa.com/remote-hoa-management/pennsylvania](https://www.apmhoa.com/remote-hoa-management/pennsylvania) for a free remote management proposal.
*This article is for general informational purposes only and does not constitute legal advice. For questions specific to your association, consult a licensed Pennsylvania attorney.*
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