Quick Answer
Rhode Island regulates condominiums through the Rhode Island Condominium Act, R.I. Gen. Laws Chapter 34-36.1, which covers meetings, assessments, liens, records and fines. We did not find a comprehensive statute for non-condominium homeowners associations, so their governing documents, corporate law and general property law control.
Which laws govern HOAs and condominiums in Rhode Island
Rhode Island is a state where the answer depends on the type of community. The Condominium Act is detailed and modern in many respects, but it is written for condominiums. For planned communities and other homeowners associations, the recorded declaration and bylaws do most of the work.
- Rhode Island Condominium Act, Chapter 34-36.1. Section 34-36.1-1.01 gives the short title. Under Section 34-36.1-1.02, the chapter applies to condominiums created in the state after July 1, 1982, and older condominiums may voluntarily accept it by a recorded written agreement signed for the association and all unit owners. Article III (Sections 34-36.1-3.01 to 3.21) covers management.
- Condominium Ownership, Chapter 34-36. The earlier condominium statute, which may still govern some older condominiums. Confirm with counsel which law applies to yours.
- Corporate law. Section 34-36.1-3.01 requires a condominium association to be organized as a profit or nonprofit corporation or an unincorporated association. Corporate statutes apply to incorporated associations; ask counsel which chapter governs yours.
- Governing documents. The declaration, bylaws and rules. See HOA governing documents explained.
According to the Community Associations Institute 2026 Rhode Island end-of-session report, a bill to create a framework for HOA regulation (HB 8273 and SB 3094) died in committee, and CAI itself said legislation is needed to provide a framework for HOA governance. That supports the conclusion that no comprehensive HOA act exists as of the verification date.
Key HOA and condo rules in Rhode Island at a glance
| Topic | What the law says |
|---|---|
| Assessments and liens | Condominiums: lien on the unit for assessments and fines from the time due; lien has priority over most liens but is subordinate to earlier recorded liens, certain first mortgages and tax liens, with a six-month priority over the first mortgage; enforcement must begin within six years (34-36.1-3.16). Interest on late assessments may not exceed 21 percent per year (34-36.1-3.15). |
| Records access | Condominium financial and other records must be reasonably available for examination within thirty days of a unit owner request (34-36.1-3.18). |
| Meetings and voting | Annual meeting at least once a year; notice 10 to 60 days ahead; default quorum of 20 percent of votes; meetings may be held electronically (34-36.1-3.08 and 3.09). |
| Reserves | Condominium associations may adopt budgets for revenues, expenditures and reserves (34-36.1-3.02). A 2026 reserve study bill died in the House, per CAI. |
| Fines and enforcement | Notice and hearing required; daily fines capped at 100 dollars for residential condominiums and other fines at 500 dollars; documents cannot set a different maximum (34-36.1-3.20). |
| Rental restrictions | Not addressed in the sections we reviewed; see your documents. |
| Architectural review | See your documents. |
| Board duties | Declarant-appointed directors owe fiduciary care; elected directors owe ordinary and reasonable care (34-36.1-3.03). |
Condominium assessments and liens in more detail
Section 34-36.1-3.16 gives the association a lien on a unit for assessments and fines from the time they become due, and recording of the declaration is notice and perfection of the lien. The lien generally has priority over other liens, except liens recorded before the declaration, first mortgages recorded before the assessment became delinquent, and tax liens. However, the lien is also prior to such a first mortgage up to six months of budgeted common expense assessments plus collection costs. As summarized in the statute text, attorney fees in that priority amount are capped at 2,500 dollars and foreclosure costs at 5,000 dollars, for a combined cap of 7,500 dollars, and the priority amount excludes special assessments, late charges, fines and interest.
Procedure matters. When an owner share is delinquent at least sixty days, the association must send notice of the delinquency to the owner and the first mortgage holder by certified mail, return receipt requested, and first class mail. The association must furnish a recordable statement of unpaid assessments within ten business days of a written request. Because the statute is detailed, a board should follow it closely and use counsel before foreclosure under Section 34-36.1-3.21. Our guide to association powers explains the general limits on collection authority.
Meetings, budgets and fines
Section 34-36.1-3.08 allows special meetings called by the president, a majority of the board, or owners holding twenty percent of the votes. Under 2025 amendments effective June 24, 2025, associations may hold board and owner meetings by electronic means, may give notice by email or secure portal posting where the owner has consented in writing, and must identify the remote platform in the notice. Under Section 34-36.1-3.03, the board must give owners a budget summary within thirty days of adoption and set a ratification meeting, and the budget is ratified unless a majority of all unit owners reject it.
On enforcement, Section 34-36.1-3.20 allows fines only after notice and an opportunity for a hearing, and fines become a lien on the unit. See HOA violations and enforcement and board member responsibilities for practical steps.
Association powers and declarant control
Section 34-36.1-3.02 lists what a condominium association may do, subject to its declaration. Powers include adopting bylaws and rules, adopting budgets for revenues, expenditures and reserves, hiring and discharging managing agents, suing in its own name, regulating the use and maintenance of common elements, imposing late charges, levying reasonable fines after notice and an opportunity to be heard, carrying directors and officers insurance, and borrowing funds. Section 34-36.1-3.07 makes the association responsible for maintaining the common elements, and each owner responsible for the unit, unless the declaration provides otherwise.
For new condominiums, Section 34-36.1-3.03 limits declarant control. Regardless of the declaration, the period ends no later than the earliest of sixty days after conveyance of eighty percent of the units that may be created to non-declarant owners, two years after all declarants stop offering units for sale in the ordinary course, or two years after a development right to add units was last exercised. Owners taking over from a developer should plan a transition of records, accounts and contracts, and a manager can help organize the handoff.
Recent changes
The 2025 electronic meeting amendments are the most notable recent statutory change we verified. In 2026, per CAI, the legislature passed a resolution creating a study committee on condominium law that is due to report by December 31, 2027, while bills on HOA regulation, reserve studies, insurance and manager regulation did not pass. See Rhode Island HOA law changes 2021-2025.
Remote HOA management in Rhode Island
Remote management fits Rhode Island well, where many associations are small condominiums and the electronic meeting provisions now support virtual annual meetings. A cloud dashboard keeps budgets, minutes and financials accessible, online dues collection supports timely assessments, and digital violation tracking documents the notice and hearing steps that fines require. Board support is available by phone, email and video. Learn more about remote HOA management in Rhode Island and pricing.
Rules on manager licensing and registration vary by state, so associations should confirm what applies in Rhode Island. We did not verify a current community association manager license requirement; CAI reported that a 2026 manager regulation bill (HB 7874) died in committee, but proposals may return.
Frequently Asked Questions
Is there a Rhode Island HOA act?
Not a comprehensive one that we found. The Condominium Act, Chapter 34-36.1, covers condominiums; other HOAs rely on their documents and corporate law.
How fast must a condo association produce records in Rhode Island?
Records must be reasonably available for examination within thirty days of a unit owner request under Section 34-36.1-3.18.
Is there a limit on HOA fines for condominiums?
Yes. Daily fines are capped at 100 dollars for residential condominiums, other fines at 500 dollars, after notice and a hearing, under Section 34-36.1-3.20.
Can a Rhode Island condo association hold virtual meetings?
Yes. Section 34-36.1-3.08, as amended in 2025, permits meetings and voting by electronic means, with the notice identifying the platform and access information.
Can an association foreclose for unpaid assessments?
Condominium associations have a lien and a foreclosure process under Sections 34-36.1-3.16 and 3.21, with notice steps and cost caps on the priority amount. Consult an attorney first. See also HOA reserve funds for budgeting.
How APM Helps
Association Property Managers provides remote HOA and condo management for boards nationwide, from accounting and collections to violation tracking and meeting support. Explore our association management services or request a free proposal, delivered within 3 business days. New to the topic? Read what is HOA management.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Rhode Island. Last verified October 25, 2026.
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