HOA fines in Virginia: what the law says

What the statute says

Governing statute

Two separate acts, and BOTH were verified here. (1) Single-family/lot HOAs: Virginia Property Owners' Association Act, Va. Code Title 55.1, Chapter 18 (Va. Code § 55.1-1800 et seq.); the fine provision is § 55.1-1819.

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Applicability (§ 55.1-1801): applies to developments with declarations recorded after January 1, 1959 and associations organized after that date; it expressly does NOT apply to condominiums, cooperatives, time-shares, or membership campgrounds; and "[i]f any one lot in a development is subject to the provisions of this chapter, all lots in the development shall be subject to the provisions." (2) Condominiums: Virginia Condominium Act, Va. Code Title 55.1, Chapter 19; the fine provision is § 55.1-1959, titled "Suspension of services for failure to pay assessments; corrective action; assessment of charges for violations; notice; hearing; adoption and enforcement of rules and regulations." The two fine provisions are substantively parallel (same 14-day notice, same right to counsel, same $50/$10/90-day caps).

Notice they must give you

A two-step statutory notice sequence, and this is the most useful part for an owner disputing a fine. Va. Code § 55.1-1819(C) (POA Act): "Before any action authorized in this section is taken, the member shall be given a reasonable opportunity to correct the alleged violation after written notice of the alleged violation to the member at the address required for notices of meetings pursuant to § 55.1-1815.

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If the violation remains uncorrected, the member shall be given an opportunity to be heard and to be represented by counsel before the board of directors or other tribunal specified in the documents." Then: "Notice of a hearing, including the actions that may be taken by the association in accordance with this section, shall be hand delivered or mailed by registered or certified mail, return receipt requested, to the member at the address of record with the association at least 14 days prior to the hearing. Within seven days of the hearing, the hearing result shall be hand delivered or mailed by registered or certified mail, return receipt requested, to the member at the address of record with the association." So the association must (a) send written notice of the alleged violation, (b) allow a reasonable opportunity to cure, (c) give at least 14 days' advance hearing notice by hand delivery or registered/certified mail return receipt requested, and (d) deliver the result the same way within 7 days. The Condominium Act imposes the same requirements at § 55.1-1959(C).

Your right to a hearing

Yes -- a statutory hearing right that also includes the right to counsel. Va. Code § 55.1-1819(C): "the member shall be given an opportunity to be heard and to be represented by counsel before the board of directors or other tribunal specified in the documents." The owner does not have to apply or request it: the duty is on the association to provide the opportunity to be heard, and to serve the 14-day hearing notice by hand delivery or registered/certified mail return receipt requested, before assessing a charge.

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Same right for condominium owners under § 55.1-1959(C). No filing fee, no form, no deadline is imposed on the owner by the statute. The statute does not, in the text read, create a statutory internal appeal from the hearing decision (contrast North Carolina's 15-day internal appeal).

Cap on the fine

Yes -- a hard statutory cap, in dollars and in duration. Va. Code § 55.1-1819(D): "The amount of any charges so assessed shall not be limited to the expense or damage to the association caused by the violation, but shall not exceed $50 for a single offense or $10 per day for any offense of a continuing nature, and shall be treated as an assessment against the member's lot for the purposes of § 55.1-1833.

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However, the total charges for any offense of a continuing nature shall not be assessed for a period exceeding 90 days." The Condominium Act cap is identical -- § 55.1-1959(D): "The amount of any charges assessed shall not exceed $50 for a single offense, or $10 per diem for any offense of a continuing nature, and shall be treated as an assessment against such unit owner's condominium unit for the purpose of § 55.1-1966. However, the total charges for any offense of a continuing nature shall not be assessed for a period exceeding 90 days." A further statutory brake: § 55.1-1819(F) provides that after an action is filed in general district or circuit court by the association to collect the charges or by the lot owner challenging the charges, "no additional charges shall accrue."

Right to inspect records

Va. Code § 55.1-1815 (POA Act), titled "Access to association records; association meetings; notice." A member in good standing may examine and copy association books and records for a proper purpose related to membership.

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The statutory turnaround is stated as advance written notice by the requester: "five business days' written notice for an association managed by a common interest community manager and 10 business days' written notice for a self-managed association." Subsection C lists categories the association may withhold (personnel matters, pending or probable litigation, attorney-client communications, executive session minutes, individual member files, and others); subsection D limits withholding to only the portions containing excluded information and permits charging reasonable costs of copying and redaction; subsection E requires any copying charge to reflect actual material and labor costs under an adopted cost schedule applied equally to all members. Meeting-notice deadlines in subsection G: at least 14 days in advance of an annual or regularly scheduled meeting and at least 7 days in advance of any other meeting; draft minutes available within 60 days from the conclusion of the meeting. Last amended 2024, cc. 55, 349.

Required dispute process

There is no statutory mandatory mediation or arbitration as a prerequisite to suit, but Virginia is one of the few states with a real administrative channel, and it has a short deadline. Va.

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Code § 54.1-2354.4(A) requires the Common Interest Community Board to promulgate regulations requiring associations to establish reasonable complaint-resolution procedures; associations must retain records of each complaint for at least one year and must provide a complaint form that includes "the address and telephone number of the association or its common interest community manager" plus the contact details of the Office of the Common Interest Community Ombudsman. Under § 54.1-2354.4(B), a member may then notify the Ombudsman of a final adverse decision within "30 days of the final adverse decision," on a form prescribed by the Board, with a $25 filing fee that the Board may waive for undue hardship. Under § 54.1-2354.4(C) the Director may request additional information from the association and determine whether the decision conflicts with applicable laws or regulations, and if a repeat violation occurs within 365 days the Director refers the matter to the Board for enforcement action. Separately, § 55.1-1819(E) confirms the board "may file or defend legal action in general district or circuit court," and § 55.1-1819(G) allows default judgment against the lot owner on the association's sworn affidavit in general district court.

Attorney's fees

Yes, and it is MANDATORY and two-way -- unusually favorable to owners. Va. Code § 55.1-1819(A), on enforcement of rules and regulations: rules "may be enforced by any method normally available to the owner of private property in Virginia, including application for injunctive relief or actual damages, during which the court shall award to the prevailing party court costs and reasonable attorney fees." Note "shall award" and "prevailing party" -- not conditioned on the declaration allowing fees (contrast North Carolina).

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In lien actions, Va. Code § 55.1-1833 likewise provides: "The judgment or order in an action brought pursuant to this section shall include reimbursement for costs and reasonable attorney fees of the prevailing party," and if the association prevails it "may also recover interest at the legal rate for the sums secured by the lien from the time each such sum became due and payable."

THE TWO ACTS DIVERGE ON FEES. Va. Code § 55.1-1819(A) (Property Owners' Association Act) awards court costs and reasonable attorney fees to the prevailing party. Va.

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Code § 55.1-1959 (Condominium Act) contains NO attorney-fee clause — it provides only that "Rules and regulations may be enforced by any method authorized by this chapter." A condominium unit owner should not be told they can recover fees under the fine section. (The condo notice-address cross-reference is § 55.1-1949, not § 55.1-1815.)

Time limit to sue

5 years

FIVE years. Recorded covenants are a written instrument signed by the party to be charged, so Va. Code § 8.01-246(2) governs an action on assessments or fines (unwritten obligations get three years under § 8.01-246(4)). The ONE-year figure previously published is Va.

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Code § 55.1-1833(B)'s 12-month window for the association to PERFECT a lien — it is not a limitations period and a fine dispute does not go stale after 12 months.

Who handles complaints

Yes -- Virginia has a state-level regulator, which is uncommon. The Common Interest Community Board (Va. Code § 54.1-2349), within the Department of Professional and Occupational Regulation, administers and enforces the article: it promulgates regulations, licenses common interest community managers, sets standards of…

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conduct for managers and their employees by regulation, issues certificates to registered associations, and develops and publishes best practices for declaration content; subsection B gives it sole administrative responsibility (with the Real Estate Board enforcing as to licensed real estate professionals who are also managers). Paired with it is the Office of the Common Interest Community Ombudsman under Va. Code § 54.1-2354.4, which receives Notices of Final Adverse Decision from association members (30-day deadline, $25 fee). Practical limit: the Ombudsman/Board channel reviews whether the association's decision conflicted with law or regulation and can lead to enforcement against the association or its manager -- it is not a forum that adjudicates and refunds an individual fine; that still goes to general district or circuit court.

Read it yourself

Official sources. If a number below matters to your case, open the statute and read it — laws get amended, and cities often stack stricter local rules on top.

• C. Before any action authorized in this section is taken, the member shall be given a reasonable opportunity to correct the alleged violation after written notice of the alleged violation to the member at the address required for notices of meetings pursuant to § 55.1-1815. If the violation remains uncorrected, the member shall be given an opportunity to be heard and to be represented by counsel before the board of directors or other tribunal specified in the documents. Notice of a hearing, including the actions that may be taken by the association in accordance with this section, shall be hand delivered or mailed by registered or certified mail, return receipt requested, to the member at the address of record with the association at least 14 days prior to the hearing. Within seven days of the hearing, the hearing result shall be hand delivered or mailed by registered or certified mail, return receipt requested, to the member at the address of record with the association. D. The amount of any charges so assessed shall not be limited to the expense or damage to the association caused by the violation, but shall not exceed $50 for a single offense or $10 per day for any offense of a continuing nature, and shall be treated as an assessment against the member's lot for the purposes of § 55.1-1833. However, the total charges for any offense of a continuing nature shall not be assessed for a period exceeding 90 days. ... A. ... Rules and regulations may be enforced by any method normally available to the owner of private property in Virginia, including application for injunctive relief or actual damages, during which the court shall award to the prevailing party court costs and reasonable attorney fees. ... F. After the date an action is filed in the general district or circuit court by (i) the association ... or (ii) the lot owner challenging any such charges, no additional charges shall accrue. — Va. Code § 55.1-1819 -- Adoption and enforcement of rules (Virginia Property Owners' Association Act), official Virginia Law Library (law.lis.virginia.gov). Amendment history: 1989, c. 679, § 55-513; 1991, c. 667; 1993, c. 956; 1994, c. 368; 1997, cc. 173, 417; 2000, cc. 846, 905; 2002, c. 509; 2008, cc. 851, 871; 2011, cc. 372, 378; 2014, c. 784; 2019, c. 712; 2021, Sp. Sess. I, c. 131.
• The amount of any charges assessed shall not exceed $50 for a single offense, or $10 per diem for any offense of a continuing nature, and shall be treated as an assessment against such unit owner's condominium unit for the purpose of § 55.1-1966. However, the total charges for any offense of a continuing nature shall not be assessed for a period exceeding 90 days. [Subsection C requires written notice of the alleged violation to the unit owner's address of record and a reasonable opportunity to correct it; if uncorrected, an opportunity to be heard and to be represented by counsel before the executive board or other tribunal specified in the documents; hearing notice hand delivered or mailed by registered or certified mail, return receipt requested, at least 14 days in advance; hearing result delivered the same way within seven days.] — Va. Code § 55.1-1959 -- Suspension of services for failure to pay assessments; corrective action; assessment of charges for violations; notice; hearing; adoption and enforcement of rules and regulations (Virginia Condominium Act), official Virginia Law Library. Amendment history: 1993, c. 667, § 55-79.80:2; 1997, cc. 173, 417; 2000, cc. 846, 906; 2002, c. 509; 2011, cc. 372, 378; 2014, c. 784; 2019, c. 712; 2021, Sp. Sess. I, c. 131.
• five business days' written notice for an association managed by a common interest community manager and 10 business days' written notice for a self-managed association ... at least 14 days in advance of any annual or regularly scheduled meeting and at least seven days in advance of any other meeting ... within 60 days from the conclusion of the meeting — Va. Code § 55.1-1815 -- Access to association records; association meetings; notice (POA Act), official Virginia Law Library. Amendment history through 2024, cc. 55, 349.
• [Subsection B] The association, in order to perfect the lien given by this section, shall file, before the expiration of 12 months from the time the first such assessment became due and payable in the clerk's office of the circuit court in the county or city in which such development is situated, a memorandum, verified by the oath of the principal officer of the association or such other officer or officers as the declaration may specify, which contains the following: ... [Subsection E] No foreclosure of any lien perfected under this section shall be initiated after 120 months from the time when the memorandum of lien was recorded. ... The judgment or order in an action brought pursuant to this section shall include reimbursement for costs and reasonable attorney fees of the prevailing party. ... at least 10 days before the actual filing date of the memorandum of lien ... not less than 60 days from the date the notice is given to the lot owner — Va. Code § 55.1-1833 -- Lien for assessments (POA Act), official Virginia Law Library. Amendment history: 1989, c. 679; 1991, c. 667; 1997, cc. 760, 766; 2000, c. 905; 2004, cc. 778, 779, 786; 2019, c. 712; 2021, Sp. Sess. I, c. 489; 2024, cc. 55, 349.
• Applies to developments with declarations recorded after January 1, 1959 and associations organized after that date, and to subdivisions under the Subdivided Land Sales Act. Does not apply to condominiums (Condominium Act), cooperatives, time-shares, membership campgrounds, or certain nonstock nonprofit recreational corporations. 'If any one lot in a development is subject to the provisions of this chapter, all lots in the development shall be subject to the provisions.' — Va. Code § 55.1-1801 -- Applicability (POA Act), official Virginia Law Library
• [A] The Board shall establish regulations requiring associations to establish reasonable complaint-resolution procedures; records of complaints retained at least one year; complaint form to include 'the address and telephone number of the association or its common interest community manager' and the contact details of the Office. [B] A member may notify the Ombudsman of a final adverse decision within '30 days of the final adverse decision,' on Board-prescribed forms, with a $25 filing fee, waivable for undue hardship. [C] The Director may request additional information from the association and determine whether the decision conflicts with applicable laws or regulations; a repeat violation within 365 days is referred to the Board for enforcement action. — Va. Code § 54.1-2354.4 -- Association complaint procedures; Common Interest Community Ombudsman; notice of final adverse decision. Official Virginia Law Library. Amendment history: 1993, c. 958, § 55-530; amended 1997, 1998, 2001, 2008, 2010, 2012, 2019, and 2023, cc. 20, 21.
• Promulgate regulations necessary to carry out the requirements of this [article], including fees and licensure procedures for common interest community managers; establish training and education criteria; set standards for certified employees; approve training programs; 'Establish, by regulation, standards of conduct' for managers and their employees; develop an education-based certification program; issue certificates to properly registered associations; 'Develop and publish best practices' for declaration content. [B] The Board has sole administrative responsibility, except that the Real Estate Board enforces provisions as to licensed real estate professionals also licensed as managers. — Va. Code § 54.1-2349 -- Powers and duties of the Common Interest Community Board. Official Virginia Law Library. Amended 2008, 2009, 2010, 2011, 2012, 2015, 2017, 2019, 2023.

Last checked: 2026-08-17