Rhode Island HOA Law Changes 2021–2025: What Every Board Needs to Know

<h2>Overview of Rhode Island HOA Law Changes 2021–2025</h2>

<p>Rhode Island community associations are governed by the Rhode Island Condominium Act (R.I. Gen. Laws § 34-36.1 et seq.) and the Rhode Island HOA Act. Between 2022 and 2025, Rhode Island enacted several significant updates — electronic meeting and voting rights, solar energy protections, mandatory reserve studies, assessment lien reform, EV charging rights, and structural inspection requirements for coastal condominium buildings. Here is a session-by-session breakdown.</p>

<h2>2022 Legislative Session</h2>

<h3>H 7789 — Electronic Meeting and Voting Rights</h3>

<p>H 7789 amended R.I. Gen. Laws § 34-36.1 to authorize electronic delivery of required notices and to permit board meetings and unit owner votes to be conducted by video conference or electronic ballot. Boards must adopt a written electronic meeting and voting policy before conducting the first electronic meeting or electronic vote. The policy must specify how remote participants are identified on the meeting record, how votes are counted and certified, and how the ballot process prevents duplicate voting. Members who request paper ballots must continue to receive them regardless of whether the association primarily uses electronic voting methods.</p>

<h3>S 2624 — Solar Energy Rights for Condo and HOA Owners</h3>

<p>S 2624 prohibited Rhode Island condominium and homeowners associations from adopting or enforcing any restriction that prohibits the installation of solar energy equipment — including rooftop solar panels, solar thermal systems, and solar water heaters. Associations may impose reasonable placement standards provided those standards do not increase the cost of installation by more than 5% or reduce the system's output by more than 10%. Any existing CC&amp;R or bylaw provision that amounts to an outright solar ban is void under Rhode Island law. Given Rhode Island's aggressive renewable energy goals and state incentives for solar installation, boards should expect increased member interest in solar installations and should adopt written solar installation guidelines proactively.</p>

<h2>2023 Legislative Session</h2>

<h3>H 5629 — Reserve Fund Study Requirement</h3>

<p>H 5629 required Rhode Island condominium associations with more than 15 units to conduct a reserve study within 3 years of the act's effective date and update the study every 5 years. The study must assess all major common elements — building envelope, roofing, mechanical systems, elevators, parking surfaces, recreational facilities — and project reserve funding needs over a 20-year horizon. The reserve study must be performed by a licensed professional engineer, licensed architect, or certified reserve analyst (RS designation from the Community Associations Institute). Annual reserve fund status disclosures — including the current funded percentage and the recommended annual contribution — must be provided to all unit owners with the annual budget. Rhode Island boards that have never commissioned a professional reserve study must engage a qualified analyst promptly.</p>

<h3>S 1139 — Assessment Lien — Pre-Filing Notice</h3>

<p>S 1139 established a 30-day pre-lien notice requirement for Rhode Island condominium associations. Before recording an assessment lien with the Rhode Island secretary of state, the association must send a cure notice by certified mail itemizing all amounts due — principal assessments, late fees, and interest — and informing the owner of the right to cure within 30 days. Attorney fees and collection costs may not be added to the delinquency until after the cure period expires. Rhode Island boards should confirm that their management agreements and collections workflows include the certified mail cure notice as a mandatory prerequisite to lien recording.</p>

<h2>2025 Legislative Session</h2>

<h3>H 5891 — EV Charging Rights</h3>

<p>H 5891 prohibited Rhode Island condominium and HOA associations from restricting the installation of EV charging equipment in owners' assigned parking spaces. Associations must process approval requests within 60 days and must grant or deny approval in writing. Associations may require licensed electricians, prior written board approval within the 60-day window, and owner-maintained liability insurance for the equipment — but may not deny compliant requests without documented cause. Boards should adopt written EV charging installation policies before the first request is received.</p>

<h3>S 803 — Structural Inspection for Coastal Condos</h3>

<p>S 803 required Rhode Island condominium associations in coastal communities with buildings over 3 stories or more than 25 years old to commission a structural integrity inspection by a licensed structural engineer. The inspection must assess all major load-bearing structural components — foundation, columns, beams, slabs, and any below-grade parking or mechanical structures. Initial inspections are due by December 31, 2026, with reinspection every 5 years thereafter. Inspection results must be disclosed to all unit owners in writing within 30 days of the board's receipt of the engineer's report and must be retained in the association's records for a minimum of 10 years. Rhode Island coastal condo boards should begin engaging licensed structural engineers to schedule initial inspections well before the 2026 deadline.</p>

<h2>Board Action Checklist</h2>

<ul>

<li>Adopt a written electronic meeting and voting policy enabling video conference and electronic ballot</li>

<li>Audit CC&amp;Rs for solar installation restrictions and repeal any outright bans</li>

<li>Commission a reserve study if your association has 15+ units and no study has been performed in the past 3 years</li>

<li>Include reserve funded percentage and recommended annual contribution in annual member disclosures</li>

<li>Update collections policy to require 30-day certified mail pre-lien notice before any lien recording</li>

<li>Adopt a written EV charging installation policy with a 60-day approval timeline</li>

<li>Schedule a structural integrity inspection for any coastal building over 3 stories or 25 years old — deadline December 31, 2026</li>

</ul>

<h2>How APM Helps Rhode Island HOA Boards Stay Compliant</h2>

<p>APM's remote HOA management service monitors Rhode Island HOA and condominium law updates and provides client boards with compliance guidance on reserve studies, structural inspection coordination, EV charging policies, and collections workflows. <a href="/remote-hoa-management/rhode-island">Learn about our Rhode Island remote management services</a>.</p>

<p><em>Legal disclaimer: This article is for informational purposes only and does not constitute legal advice. Consult a licensed Rhode Island attorney for guidance specific to your community.</em></p>