Quick Answer
Pennsylvania has three uniform acts in Title 68 of the Pennsylvania Consolidated Statutes. The Uniform Planned Community Act (68 Pa.C.S. section 5101 and following) governs most HOAs, the Uniform Condominium Act (section 3101 and following) governs condominiums, and the Real Estate Cooperative Act (section 4101 and following) governs cooperatives. Your declaration and bylaws fill in the rest.
Which laws govern HOAs and condominiums in Pennsylvania
Unlike many states, Pennsylvania has a true statutory framework for planned communities. The Uniform Planned Community Act (UPCA) took effect in 1997, according to the Attorney General's office, and the Office of Attorney General has a role in registration and in complaints about certain association practices. Condominiums and cooperatives have their own parallel acts.
Planned communities: the UPCA
The UPCA is organized into chapters on general provisions (Chapter 51), creation and alteration of planned communities (Chapter 52), management of the community (Chapter 53) and sales of units (Chapter 54, which includes resale provisions in section 5407). Chapter 53 is the one board members use most: it covers association powers (section 5302), the executive board and officers (section 5303), bylaws, meetings, voting, assessments, liens and records.
Applicability matters. Under section 5102, the UPCA applies to planned communities created after its effective date, but a small community of no more than 12 units without certain declarant rights is subject only to a few sections unless its declaration opts into the full act. A community whose common elements consist only of items such as storm water facilities, signage, lighting, landscaping, gates, walls, fences, monuments or open space is subject to a limited set of sections, which still includes Chapter 53, unless the declaration provides otherwise. Communities created before the act are treated differently, so older associations should have counsel confirm which provisions reach them.
Condominiums and cooperatives
Condominiums are governed by the Uniform Condominium Act (68 Pa.C.S. section 3101 and following), which mirrors many UPCA provisions. For example, the parallel meeting, quorum, voting and records provisions are sections 3308, 3309, 3310 and 3316. Cooperatives are governed by the Real Estate Cooperative Act (68 Pa.C.S. section 4101 and following). Our complete guide to condo associations explains how condominium ownership differs from an HOA.
Documents, nonprofit law and common law
The declaration, bylaws and rules still do most of the day-to-day work, subject to the act. Incorporated associations also generally follow Pennsylvania's nonprofit corporation law, and courts apply general principles of contract and property law. For how these pieces fit together, see HOA governing documents explained.
Pennsylvania HOA and condo law at a glance
The table summarizes what we verified in the UPCA text. Condominium owners should check the corresponding sections of the Uniform Condominium Act.
| Topic | What Pennsylvania law says (UPCA) |
|---|---|
| Assessments and liens | The association has a lien for assessments and fines from the time they become due (section 5315(a)). Late charges, fines, interest and reasonable collection and enforcement costs, including legal fees, are enforceable as assessments unless the declaration provides otherwise. Recording the declaration is record notice and perfection of the lien (5315(d)). |
| Lien priority and deadlines | The lien is prior to most liens except those recorded before the declaration, first mortgages recorded before the due date, and tax liens. A judicial sale divests the lien except for common expense assessments that came due in the six months before the sale (5315(b)). Enforcement must begin within four years after assessments become payable (5315(e)). |
| Records access | Financial and other records must be reasonably available for examination by unit owners and their agents. In communities with more than 12 units, annual financial statements are due within 180 days after fiscal year-end, and owners may get a copy within 30 days of a written request (section 5316). |
| Meetings and elections | Bylaws must require an annual meeting and notice delivered not less than 10 nor more than 60 days before a meeting. Remote participation is deemed in-person attendance unless bylaws provide otherwise, a pre-election candidate session is required on request when there are more candidates than seats, and recorded meetings must be kept at least six months (section 5308). |
| Reserves | The association may adopt budgets for revenues, expenditures and reserves (5302(a)(2)). Reserve funds for major repairs and replacements may not be assigned or pledged (5302(a)(17)). We did not find a statutory reserve amount or mandatory reserve study. |
| Fines and enforcement | After notice and an opportunity to be heard, the association may levy reasonable fines and suspend rights such as voting and use of amenities while assessments are delinquent or violations remain uncured (5302(a)(11)). |
| Rental restrictions | We did not find a UPCA rental cap or lease rule in the sections reviewed. See your declaration. |
| Architectural review | See your declaration. The association may regulate use, maintenance, repair, replacement and modification of common elements (5302(a)(6)). |
| Board duties | Governed by section 5303 (executive board members and officers), your bylaws and general fiduciary principles. |
Assessments, liens and collections
Pennsylvania gives planned community associations a strong collection toolkit. Because the lien arises automatically when an assessment or fine is due, and the declaration's recording serves as notice, the board generally does not need to record a separate lien to have one. Pennsylvania courts have reviewed whether an association filed the proper type of enforcement action, so boards should work with counsel on process.
Several details are worth knowing. If an assessment is payable in installments and an installment is missed, the whole outstanding balance becomes a lien from the due date of the delinquent installment. The statute also directs how payments are applied unless the declaration provides otherwise: first to interest, then late fees, then collection costs and attorney fees, and then the delinquent assessment. An owner may request a recordable statement of unpaid assessments, which the association must furnish within ten business days. A prevailing party in a section 5315 action is entitled to costs and reasonable attorney fees.
Because the six-month priority only protects assessments that came due in the six months before a judicial sale, associations that wait years to act may recover little from a foreclosure sale. Early, consistent collection matters.
Meetings, elections and transparency
Section 5308 was amended by Act 115 of 2022, which added provisions for virtual meetings, pre-election sessions and recorded meetings. The notice of a meeting must state the time and place and the agenda items, including the general nature of proposed amendments to the declaration or bylaws, budget or assessment changes, and, where required, proposals to remove a director or officer. Notice may be sent electronically if the owner agreed in writing or the bylaws permit it.
The Attorney General's Bureau of Consumer Protection can receive complaints about certain violations. For example, an owner can file a complaint if the association fails to furnish annual financial statements within 30 days of a written request or does not make financial records reasonably available. The statute's definition of a unit owner in good standing excludes assessments or fines directly related to such a complaint, so that a related dispute does not by itself strip an owner of good standing.
Fines, rules and architectural review
Section 5302 permits reasonable fines only after notice and an opportunity to be heard, a provision that Act 84 of 2018 amended. Boards should adopt written rules, send a written notice, hold a hearing if requested, and document the outcome. The statute also allows suspension of voting and amenity rights while violations remain uncured. Our HOA violations enforcement guide offers a practical process, and what powers an HOA has explains the limits.
The UPCA also lets associations make reasonable accommodations or permit reasonable modifications for people with disabilities. Beyond that, architectural standards are set in the declaration, so boards should apply them consistently and keep a written record of each decision.
Reserves and resale charges
Pennsylvania does not, in the sections we reviewed, require a reserve study or set a minimum reserve contribution. The practical standard is the board's duty to budget responsibly. See HOA reserve funds explained. On resale, the UPCA lets an association charge reasonable fees for amendments, resale certificates and statements of unpaid assessments, and a capital improvement fee that generally may not exceed the prior year's annual general assessment for the unit, with exceptions in the statute. Those fees must go into a separate capital account.
Recent changes
The most visible recent changes to the UPCA are Act 115 of 2022 (meetings, remote participation, pre-election sessions and recorded meetings) and Acts 17 and 84 of 2018 (the good standing definition, alternative dispute resolution and the fines provision). For context, read our Pennsylvania HOA law changes 2021-2025. Check the current statute for any later amendments.
Remote HOA management in Pennsylvania
Remote management gives a Pennsylvania association a professional management team without an on-site office. Typical elements include a cloud dashboard for financials and board reporting, online dues collection, digital violation tracking and notice history, and board support by phone, email and video. Boards keep decision-making authority and still conduct meetings under section 5308 and their bylaws. Learn more about remote HOA management in Pennsylvania and see our pricing page.
Rules on manager licensing and registration vary by state, so associations should confirm what applies in Pennsylvania. Reports we reviewed indicate Pennsylvania does not have a license specific to community association managers, but we did not locate an official source confirming this, so verify with the Pennsylvania Department of State and your attorney.
Frequently Asked Questions
What is the main HOA law in Pennsylvania?
The Uniform Planned Community Act, 68 Pa.C.S. section 5101 and following, governs most HOAs created after its effective date. Condominiums are governed by the Uniform Condominium Act and cooperatives by the Real Estate Cooperative Act.
Can a Pennsylvania HOA put a lien on my home?
Yes. Under section 5315, the association has a lien for assessments and fines from the time they become due, and the lien may be foreclosed like a mortgage. It is extinguished unless enforcement proceedings are started within four years after the assessments become payable.
How quickly must an HOA provide financial statements?
For communities with more than 12 units, section 5316 requires annual financial statements within 180 days after fiscal year-end, and each owner can receive a copy within 30 days of a written request. If the association does not comply, the owner may complain to the Attorney General's Bureau of Consumer Protection.
Can an HOA fine me without a hearing?
The UPCA allows reasonable fines for violations only after notice and an opportunity to be heard. Your documents may add steps, and the association should follow them.
Can HOA meetings be held by video in Pennsylvania?
Section 5308 says that, unless the bylaws provide otherwise, individuals may participate in board or association meetings by conference telephone or other remote technology, and participation counts as in-person attendance. It also sets notice rules for virtual meetings.
How APM Helps
Association Property Managers provides remote HOA and condo management to boards nationwide from offices in East Lansing, Michigan and Dublin, California. Explore our association management services, read what HOA management is, or request a free proposal. We deliver proposals within three business days, and you can reach us at 810.777.7060.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Pennsylvania. Last verified October 25, 2026.
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