The handbook nobody gave your HOA board

Bank accounts, reconciliation, collections, online dues, and the treasurer's month.

• How can an HOA protect its bank accounts from payment fraud?How a volunteer HOA board can stop fake vendor invoices, spoofed board emails, and check fraud, plus the online banking controls and first steps if money goes missing.
• What does an HOA treasurer need to do every month and quarter?A monthly and quarterly HOA treasurer checklist: reconciliations, aging report review, bill approvals, reserve transfers, board reports, and yearly tax deadlines.
• What does a new HOA treasurer need from the previous treasurer?A checklist for a new HOA treasurer taking over the books: bank access and signers, passwords, tax filings due, insurance renewals, autopays, and open items.
• What is the timeline for an HOA board collecting past-due dues?A board's timeline for collecting past-due HOA dues, from first reminder to lien, with the required notices in Texas, Florida, Colorado, and California.
• How does an HOA switch from paper checks to online dues payments?How an HOA board moves dues from paper checks to online ACH and card payments: fees, autopay authorization, keeping a check option, and telling owners.
• How does an HOA board get its books ready for the CPA at year end?How an HOA board closes the year, builds the package its CPA needs for the annual review or tax return, and meets the Form 1120-H and state report deadlines.
• How should a small HOA budget for rising insurance premiums?How an HOA treasurer budgets for rising insurance premiums: forecasting the renewal, funding the deductible, timing the cash, and closing a mid-year shortfall.
• How does an HOA board answer a resale certificate or estoppel request on deadline?How an HOA board answers a resale certificate or estoppel request on time: Texas, Florida and Colorado deadlines, fees, a day-by-day workflow and common mistakes.
• How do we move our HOA's bank accounts to a new bank without missing payments?A treasurer's plan for moving HOA bank accounts: board resolution, signers, owner autopay and lockbox, vendor payments, reserve CDs, and closing the old account.
• How does an HOA protest the property tax appraisal on its common area?How an HOA treasurer finds a common area parcel taxed at full value and protests it, with Texas, Florida and Colorado rules, deadlines and sample wording.
• How should an HOA board budget for legal fees?How an HOA treasurer budgets for legal fees: general counsel, collections costs owners repay or don't, litigation deductibles, and TX, FL and CO fee rules.
• What does an HOA board do when an owner files bankruptcy?What an HOA board does when an owner files bankruptcy: stop collection, split the ledger, file a proof of claim on time, and track post-petition dues.
• How do we get a bank loan for an HOA project?How an HOA board gets a bank loan for a big project: check borrowing authority, size the dues line, win the owner vote, and build the lender package.
• How do we hire a CPA firm for our HOA's annual review or audit?How an HOA board hires a CPA firm for its annual review or audit: what the law requires, license and peer review checks, proposals and the engagement letter.
• What should the HOA treasurer do when an owner's dues payment bounces?What an HOA treasurer does when a dues check or ACH payment bounces: reverse it on the ledger, tell the owner, and stay under the TX, FL and CO fee caps.
• How do we hire a bookkeeper or accounting service for our HOA?How an HOA board hires a bookkeeper: the monthly scope, what the board keeps, contractor rules and 1099s, state license and bond rules, and the contract terms.
• How should our HOA board respond to an IRS notice or penalty letter?What an HOA board does when an IRS notice arrives: confirm it is real, find the deadline, answer CP259, CP161 and 972CG letters, and ask for penalty relief.
• How does an HOA file a claim against a deceased owner's estate?How an HOA board files a claim against a deceased owner's estate: find the probate case, meet the TX, FL or CO deadline, and keep the dues lien alive.
• How do we set up a bank lockbox or remote deposit for HOA dues checks?How an HOA board sets up a bank lockbox or remote deposit for dues checks: costs, coupons, paid-in-full checks, payment order rules and a rollout plan.
• What should an HOA board do when the bank freezes or restricts the association's account?Why banks freeze HOA bank accounts, the papers that prove who runs the board, fixes for signer, levy and dispute holds, and how to pay bills in the meantime.
• How do we apply for a city or county neighborhood grant for an HOA project?How an HOA board finds city and county neighborhood grants, checks eligibility, raises the match, votes, builds the application and gets reimbursed.
• How do we hire a collection agency for unpaid HOA dues?How an HOA board hires and supervises a collection agency for unpaid dues: agency vs attorney, FDCPA rules, contract terms, and the TX, FL and CO steps first.
• How does our HOA board fill out a condo lender questionnaire?How an HOA board fills out a condo lender questionnaire like Fannie Mae Form 1076: who signs, records to pull, what not to guess at, and litigation and reserve answers.
• How does an HOA collect unpaid dues after a lender forecloses on a home?What an HOA board can still collect after a lender forecloses: safe harbor caps, surplus and overbid claims, billing the new owner, with TX, FL and CO rules.
• How do we dispute a high master-metered water bill with the utility?How an HOA disputes a high master-meter or irrigation water bill: find the leak or meter error, request a meter test and leak adjustment, and pay only what's owed.
• How do we set up an audit committee of owners to check the HOA's books?How an HOA board sets up an owner audit committee: who can serve, a charter to copy, monthly spot checks of bank statements and invoices, and what it reports.
• How should an HOA board respond when an owner demands a forensic audit?How an HOA board answers an owner's forensic audit demand: what owners can legally force, audit vs forensic work, when to hire one, and a reply letter to copy.
• How do we fix a mistake in the HOA budget after the board adopted it?How an HOA board corrects an error in an adopted budget: absorb it, amend it, or change assessments, with the notice and vote rules in TX, FL and CO.
• How should an HOA treasurer handle an owner who pays dues in cash?Can an HOA refuse cash for dues? How a treasurer handles cash payments safely: two-person counts, numbered receipts, quick deposits and the $10,000 reporting rules.
• What should an HOA board do in the first 48 hours after association checks or a debit card are stolen?What an HOA treasurer does in the first 48 hours after association checks or a debit card are stolen: bank calls, stop payments, reports, and the new account.
• An owner disputed their HOA dues card payment with their bank. What should the treasurer do?What an HOA treasurer does when an owner disputes a dues card payment: the response deadline, evidence to send, the ledger entry, and collecting if the dispute is lost.
• An owner says they paid HOA dues but we have no record of it. What should the treasurer do?An owner says they paid HOA dues and the ledger shows nothing. What proof to ask for, where to search, what to do about late fees, and how to fix the account.
• How should an HOA board handle owner requests to waive late fees?How an HOA board decides requests to waive late fees: written criteria, who approves, payment plans, TX, FL and CO rules, and wording for the reply and the minutes.
• How do we set up an expense reimbursement or petty cash policy for our HOA?How to write an HOA expense reimbursement policy for volunteers: approval limits, receipts, deadlines, mileage, petty cash, 1099 rules and a form to copy.
• Should our HOA offer a discount to owners who pay a full year of dues up front?Should an HOA give owners a discount for paying annual dues up front? The math, what the declaration allows, budgeting, home sales mid-year and sample notice wording.
• How do we file an unclaimed property report for uncashed HOA checks and old credit balances?How an HOA board finds uncashed checks and old credit balances, sends the owner notice, and files the state unclaimed property report in TX, FL and CO.
• An owner paid HOA dues to a former manager or an old bank account. How do we get the money back?How an HOA board recovers dues paid to a former manager, closed account or another HOA: crediting the owner, demand letters, check conversion and deadlines.
• What should an HOA board do when the treasurer will be out for months?What an HOA board does when the treasurer is out for months: an acting treasurer motion, bank signers, who reconciles, and tax and state deadlines.
• What should our HOA board do when the utility sends a disconnection notice for the association's own account?What an HOA board should do when the electric or water utility threatens to shut off common-area service: notice periods, disputes, paying, and telling owners.
• When should an HOA board write off dues it cannot collect?How an HOA board decides to write off uncollectible dues: legal triggers, the board vote, what stays on the owner ledger and lien, and how it hits the budget.
• How do we send the annual HOA dues invoice to every owner?How an HOA treasurer sends the annual dues invoice: what it must say, cleaning the owner list, TX, FL and CO billing rules, a timeline and cover letter wording.
• How does an HOA board levy a special assessment, step by step?How an HOA board levies a special assessment: check its authority, price the project, notice the meeting, word the motion, bill owners and offer installments.
• What should our HOA board do when one of its own directors is behind on dues?When an HOA director falls behind on dues: run the normal collection steps, keep them out of their own file, and know Florida's 90-day seat rule and Texas limits.
• Does our HOA have to collect sales tax on guest passes, amenity fees and clubhouse rentals?When an HOA owes sales tax on guest passes, amenity fees, clubhouse rentals and snack sales, with Texas, Florida and Colorado rules and a treasurer checklist.
• Can our HOA treasurer prepare and file Form 1120-H without a CPA?How a volunteer HOA treasurer prepares Form 1120-H: the 60 and 90 percent tests, taxable interest, the $100 deduction, signing, paying, and state returns.
• Our HOA bought a home at its own foreclosure sale. What does the board do with it now?What an HOA board does after buying a home at its own foreclosure sale: redemption periods, the mortgage, insurance, renting or selling, and taxes.
• How do we write and run an HOA payment plan policy?How an HOA board writes a payment plan policy for past-due dues: Texas 209.0062 and Colorado 18-month rules, Florida options, sample wording and default handling.
• How does an HOA board levy an insurance deductible assessment after a loss?How an HOA board decides who pays the master policy deductible after a claim, bills one owner or all owners, and gives the notice TX, FL and CO law requires.
• Our HOA won a court judgment against an owner. How do we actually collect it?How an HOA board collects a court judgment against an owner: recording the judgment lien, bank garnishment, interest, renewal deadlines, and TX, CO and FL limits.
• How should an HOA board handle owner payments after an account goes to the attorney?What an HOA board does when an owner pays after the account goes to the attorney: who takes the money, payment order in TX, FL and CO, partial checks, settlements.
• A home sold and the closing didn't pay everything owed to the HOA. How do we collect from the former owner?How an HOA board collects dues a home sale missed: what Texas, Florida and Colorado resale certificate laws allow, a demand letter, small claims and a timeline.
• What should our HOA board do when a lot in the community is headed to a property tax sale?What an HOA board should do when a lot goes to a property tax sale: who gets notice, what happens to the lien, surplus claim deadlines and billing the new owner.
• How do we collect HOA dues on a lot owned by an LLC that the state dissolved or forfeited?How an HOA board collects dues from a lot owned by a dissolved, forfeited or delinquent LLC: status checks, where to send notices, deadlines and TX, FL, CO rules.
• Owners want to pay HOA dues by Zelle or Venmo. Should the board allow it, and how do we set it up?Can owners pay HOA dues by Zelle or Venmo? How a board sets up app payments in the association's name, matches them to lots, and avoids fraud.
• How should our HOA board budget for electric, water and sewer costs?How an HOA treasurer budgets utility costs: 24 months of bills, usage vs rate, rate change notices, irrigation swings, a contingency line and a mid-year check.
• Who should pick up our HOA's mail, and how should we handle the checks that come in?How an HOA board runs its mail: PO box keys and PS Form 1093, a pickup schedule, a same-day check log, and TX, FL and CO deadlines that start when a letter arrives.
• How do we set up a process for approving and paying HOA bills?How an HOA board approves and pays bills: a payment approval form, dollar limits, budget coding, W-9s, a twice-monthly pay run and the records TX, FL and CO expect.
• How do we choose a bank for our HOA's accounts?How an HOA board picks a bank: account type, FDIC limits, dual approval and positive pay, fees, questions to ask, a scoring sheet and a sample motion.
• How should our HOA store blank checks, track voided checks and control the checkbook?How an HOA treasurer controls the checkbook: ordering check stock, locked storage, a void log, no pre-signed checks and a monthly check number review.
• A vendor asks our HOA to pay in cash. What should the board do?Should an HOA pay a contractor in cash? Why boards turn down cash discounts, what the 1099 and W-9 rules still require, and policy wording to use instead.
• How do we run a mid-year review of the HOA budget and forecast where the year will end?How an HOA treasurer runs a mid-year budget review: reforecast each line, check the reserve transfers, and decide what to do about a projected shortfall or surplus.
• How does our HOA board fill out a W-9 when a bank, insurer or tenant asks for one?How an HOA treasurer fills out IRS Form W-9 line by line: legal name, tax box, exempt payee code, EIN, who signs, and fixing a name mismatch.
• Can our HOA board change dues from one annual payment to monthly or quarterly payments?How an HOA board switches dues from annual to monthly or quarterly billing: who has the power, cash flow math, TX, FL and CO rules, autopay notices and a timeline.
• How do we borrow from HOA reserves to cover an operating shortfall, and how do we pay it back?How an HOA board borrows from reserves to cover an operating shortfall: who must approve it in TX, FL and CO, the motion, the books and a repayment plan.
• How should our HOA board bill builders for assessments on the lots they own?How an HOA board bills builders for dues on lots they own: reduced-rate clauses, Texas, Florida and Colorado rules, a lot schedule, a billing letter and collections.
• Our reserve study says the HOA is badly underfunded. How do we catch up without a huge special assessment?How an HOA board catches up an underfunded reserve fund: reading the study, choosing a funding goal, phasing in dues, and the TX, FL and CO rules that apply.
• How does a Florida HOA board demand rent from a tenant when the owner is behind on dues?Step-by-step rent demand for Florida HOA and condo boards: the 720.3085(8) notice, owner letter, ledger posting, release letter and eviction if the tenant stops paying.
• How does an HOA apply for an SBA disaster loan to repair common area damage?How an HOA board applies for an SBA disaster loan for common area storm damage: who qualifies, the 60-day deadline, documents, collateral and owner assessments.
• How do we invest our HOA reserve funds in CDs or Treasury bills?How an HOA board invests reserve funds in CDs and Treasury bills: a ladder built from the reserve study, state rules, a sample policy and motion, and mistakes to avoid.
• Our HOA's bank is being bought by another bank. What does the treasurer need to do?When your HOA's bank is acquired or merges: check FDIC coverage under the six-month rule, protect owner and vendor payments, reset controls, and reconcile the cutover.
• We are hiring our first HOA employee. How does the treasurer set up payroll?How an HOA treasurer sets up payroll for a first employee: W-4 and I-9, new hire report, state unemployment account, FAMLI in Colorado, deposits and W-2s.
• What should go in the treasurer's report at an HOA board meeting?What to put in an HOA treasurer's report for board meetings: a one-page layout, budget variances, delinquencies without names, and how to record it in the minutes.
• How does an HOA board file a small claims case for unpaid dues?How an HOA board files small claims for unpaid dues: the notices first, the Texas, Florida and Colorado limits, who appears, what to bring and a sample timeline.
• What should our HOA do when a vendor won't give us a W-9?What an HOA treasurer does when a vendor won't send a W-9: when 24% backup withholding applies, how to deposit it, Form 945, 1099 box 4 and IRS B notices.
• How does an HOA board run the meeting where it adopts next year's budget?How to notice and run the HOA budget adoption meeting: Texas, Florida and Colorado notice rules, the packet, a sample motion, the owner veto meeting and a timeline.
• How do we e-file our HOA's 1099s through the IRS IRIS portal?How an HOA treasurer gets an IRIS TCC, names two responsible officials, and e-files 1099-NEC forms free now that the IRS FIRE system is retiring.
• Does our HOA have to file a beneficial ownership (BOI) report with FinCEN?No, not under FinCEN's August 2026 final rule for U.S.-formed HOAs. What to do if your board already filed, how to spot BOI scam letters, and what still applies.
• How does an HOA reconcile its bank statement?A step-by-step bank reconciliation a volunteer treasurer can run, what outstanding checks and deposits in transit are, and the legal deadline the work protects.
• Does an HOA need an EIN?Why nearly every HOA needs an EIN, how a volunteer board applies free from the IRS, what to do when nobody can find the number, and when a new one is required.
• Should an HOA use cash or accrual accounting?What changes when an HOA keeps its books on a cash or accrual basis, why delinquencies and prepaid dues vanish on cash, and what state law and the IRS expect.
• Does an HOA check need two signatures?Whether HOA checks need two signatures, what your bylaws and your bank each control, why most banks will not enforce the rule, and how to get real dual control.
• Does an HOA have to keep reserve funds in a separate bank account?Whether HOA reserves need their own bank account, what the commingling rules really prohibit, who has to sign withdrawals, and how to fix a single-account setup.

Orientation, policies, the board's year, conduct, and keeping records secure.

• New HOA board member checklist: what to do in your first monthA first-month checklist for new HOA board members: what to read, sign and set up, plus Florida director education and the Texas and Colorado rules to know.
• Should an HOA board adopt a code of conduct, and what should it say?What an HOA board code of conduct should cover: executive session confidentiality, speaking for the board, gifts, email and social media, plus sample clauses.
• What does an HOA board need to do each month of the year?A month-by-month HOA board calendar: budget, annual meeting, insurance renewal, 1099 and 1120-H dates, plus Texas, Florida and Colorado filing deadlines.
• How do you get more homeowners to run for the HOA board?How to recruit HOA board candidates: start months early, offer committee roles first, follow TX, FL and CO candidate rules, and keep the election fair.
• What written policies should every HOA board have?The written policies an HOA board should adopt, from collections to records and reserves, plus the Texas, Florida and Colorado rules on required policies.
• Should HOA board members use personal email, and how should the board manage passwords?How an HOA board should handle email, passwords, and shared accounts: association addresses, records requests, two-factor login, and handovers when directors change.
• How should an HOA board handle a disruptive homeowner at a meeting?How an HOA board chair can handle a disruptive homeowner at a meeting: speaking rules, warnings, recess, documentation, and when to call counsel or police.
• How can an HOA board track decisions and action items between meetings?How an HOA board can keep a decision log and action item list between meetings: columns to track, what TX, FL and CO law says about acting outside meetings, retention.
• How do we run an HOA annual meeting when we expect not to reach quorum?What an HOA board can do before and at an annual meeting likely to miss quorum: proxies, absentee ballots, adjournment, holdover directors and a script.
• How should an HOA board run a fair violation hearing before it fines an owner?How an HOA board runs a violation hearing: TX, FL and CO notice deadlines, the evidence packet, who decides, a hearing script and a written decision letter.
• What should an HOA board do when an owner threatens to sue?What an HOA board should do in the first days after an owner threatens to sue: notify the insurer, preserve records, check pre-suit mediation rules, and fix real errors.
• How do we set up an HOA architectural review committee from scratch?How an HOA board sets up an architectural review committee: authority, charter, members, application intake, written decisions, appeals and TX, FL and CO rules.
• How should an HOA board announce a new rule and get owners to accept it?How an HOA board drafts, announces and adopts a new rule: notice rules in TX, FL, CO and CA, a comment period, sample notice and motion wording, and a fair rollout.
• How should an HOA board run a town hall before a big owner vote?How an HOA board runs an informational town hall before an owner vote on an amendment or assessment: timing, notice, the packet, the Q&A and written answers.
• How do we write an HOA parking enforcement and towing policy?How an HOA board writes a parking enforcement and towing policy: warning steps, tow signs, notice rules and the tow contract, with TX, FL and CO law.
• How should an HOA board run a goal-setting session at the start of a term?How to run an HOA board goal-setting session: notice rules, the prep packet, a sample agenda, how to pick 3 to 5 goals, and assigning owners and dates.
• How do we hire an attorney for our HOA?How an HOA board hires an attorney: general vs collections counsel, vetting, fee terms, the engagement letter, who may call the lawyer, and TX, FL and CO rules.
• How do we write a clubhouse rental policy for our HOA?How an HOA board writes a clubhouse rental policy: who can book, cost-based fees, deposits, alcohol and event insurance, capacity, check-out and damage claims.
• What should our HOA board do when an owner's fence or shed encroaches on common area?Board steps when an owner's fence, shed or garden crosses onto HOA common area: survey, remove or license, required notices, adverse possession and sample wording.
• How should our HOA board write a fine schedule for rule violations?How an HOA board writes a fine schedule: violation categories, first and repeat amounts, TX, FL and CO caps and cure periods, adoption steps and a sample schedule.
• How do we hold our HOA annual meeting online or as a hybrid meeting?How an HOA board runs an online or hybrid annual meeting: what TX, FL and CO law allows, notice wording, owner check-in, quorum, voting and a sample timeline.
• How should our HOA board write a courtesy violation letter to an owner?How an HOA board writes a first courtesy violation letter: what to check, what to say, a cure date, sample wording, and when TX, FL or CO notice rules apply.
• How do we reinstate our HOA corporation after the state dissolved it?How an HOA board reinstates a corporation the state dissolved or forfeited over missed reports, with Texas, Florida and Colorado steps, fees and a sample motion.
• What should our HOA board do when a director stops coming to board meetings?What an HOA board can do when a director stops attending: bylaw absence clauses, quorum math, asking for a resignation, owner removal and sample wording.
• How should our HOA board respond to a rezoning or development proposal next to the neighborhood?How an HOA board reads a rezoning notice, votes on a position, files a protest petition and speaks at the hearing, with Texas, Colorado and Florida rules.
• How do we host a candidate forum before our HOA board election?How an HOA board hosts a candidate forum before a contested election: who moderates, timing around ballot deadlines, format, questions and staying neutral.
• How do we write an HOA policy for memorial benches, trees and other donated items?How to write an HOA memorial bench and tree donation policy: what to accept, placement, plaques, who pays for upkeep, digging rules and when items come out.
• What should our HOA board do when an owner asks for an election recount?How an HOA board should handle an election recount request: Texas 209.0057 deadlines and costs, Florida and Colorado rules, who may recount, and sample letters.
• How do we make our HOA condo building smoke-free?How a condo board adopts a smoke-free policy: owner survey, board rule vs declaration amendment, TX, FL and CO vote rules, grandfathering and enforcement.
• How do we write a lost and found and abandoned property policy for our HOA?How to write an HOA lost and found policy: what to log, how long to hold items, when to call police, and how to clear abandoned bikes and gear from common areas.
• How does an HOA board enforce a short-term rental ban?How an HOA board enforces a short-term rental ban: confirm it applies, find Airbnb and VRBO listings, keep an evidence log, and send TX, FL and CO notices and fines.
• How do we write minutes for an HOA executive session?How to write HOA executive session minutes: what the open minutes must say, what the closed record holds and leaves out, sample wording, and TX, FL and CO rules.
• What should an HOA board do when a director leaks executive session information?What an HOA board does when a director leaks executive session information: sort what got out, protect legal privilege and owner data, censure, and prevent repeats.
• What should our HOA board do when the president signs contracts or acts without board approval?What an HOA board does when the president signs a contract or orders work alone: is the HOA bound, ratify or reject, vendor letters, spending limits, removal.
• Owners delivered a petition for a special meeting. What does the HOA board have to do?What an HOA board does when owners petition for a special meeting: logging it, counting signatures, deadlines in TX, FL and CO, the notice, agenda and quorum.
• How do we adopt an HOA policy on recording board meetings?How an HOA board writes a policy on recording board meetings: owner recording rights in FL, TX and CO, the board's own recordings, retention, and wording to copy.
• An owner sued our HOA in small claims or justice court. What does the board do now?What an HOA board does when an owner files in small claims or justice court: answer deadlines, who appears, insurance notice, settlement votes, TX, FL and CO rules.
• What should an HOA board do when a board member dies in office?The first 30 days after an HOA director dies: bank signers and logins, records at the home, the condolence note, filling the seat, and officer filings.
• How do we hand off the HOA secretary role to a new secretary?How an HOA secretary hands off the job: the minutes book, owner notice list and email consents, ballots and election files, open records requests, and deadlines.
• How do we fix a typo or error in our recorded HOA declaration or plat?How an HOA board fixes a typo or error in a recorded declaration, bylaws or plat: when a vote is needed, correction routes in TX, FL and CO, and recording.
• How does an HOA board change its registered agent and mailing address?How an HOA board changes its registered agent and mailing address with the state, IRS, bank and owners, with Texas, Florida and Colorado forms, fees and deadlines.
• A former HOA board member won't return the checkbook, keys or files. What can the board do?What an HOA board can do when a former director keeps the checkbook, keys, laptop or records: lock down accounts, send a written demand, and when to go to court.
• How do we rename our HOA, the community, or the private streets inside it?How an HOA board renames the association or its private streets: the owner vote, state filing fees in TX, FL and CO, 911 addressing, a timeline and a motion.
• How can our HOA board thank volunteers without paying them?How an HOA board can thank directors and volunteers without paying them: what counts as pay, dues credits, gift limits, liability immunity and sample wording.
• How does an HOA board shut down or restart a committee that stopped meeting?How an HOA board closes or revives a committee that stopped meeting: what the bylaws allow, a sunset motion, getting records back, and recruiting a new chair.
• How does an HOA board write a five-year plan?How an HOA board writes a five-year plan that ties the reserve study, major projects, the dues path and policy work into one document owners can read.
• An owner bought the lot next door and wants to combine the two lots. What does the HOA board do?What an HOA board does when an owner wants to combine two lots: replat vs declaration, dues and votes, easements, a sample approval motion, and TX, FL, CO rules.
• What do we do when the developer still runs our HOA architectural committee after turnover?When the developer keeps architectural review after the owners take over the HOA board: where that power comes from, TX, FL and CO limits, and how to negotiate handover.
• What e-bike and scooter rules can our HOA set for trails, paths and sidewalks?How an HOA board writes e-bike and e-scooter rules for trails, paths and sidewalks: state e-bike classes, speed limits, age rules, signs, fines and insurance.
• How should our HOA board handle an owner's request for a backyard gate onto common area or a trail?How an HOA board reviews a request for a backyard gate onto common area or a trail: gate standards, state review rules, pool barriers and approval wording.
• How should an HOA board resolve a conflict between two directors?How an HOA board settles a conflict between two directors: the private talk, the president's role, keeping it out of email, and when to bring in a mediator.
• How do we write a chart of which HOA decisions an officer, the board or the owners make?How to write an HOA decision authority chart: what an officer decides alone, what needs a board vote at an open meeting, what owners must vote on, and emergency limits.
• How does an HOA board run an annual self-evaluation of its own work?How an HOA board reviews its own year: a short director survey, questions to ask, a sample timeline, open meeting rules in TX, FL and CO, and how to act on results.
• What should an HOA board do when an owner builds without architectural approval?A board's steps when an owner builds a fence, shed or patio without HOA architectural approval: after-the-fact review, notice and cure, deadlines and removal.
• How should our HOA board decide an owner's variance request?How an HOA board or architectural committee decides an owner's variance request: checking its authority, a four-question test, conditions, written findings and precedent.
• How do we set golf cart rules for our HOA streets and paths?How an HOA board writes golf cart rules: who controls the streets, Texas, Florida and Colorado cart laws, driver ages, insurance, parking and sample wording.
• How should our HOA board review an owner's request to build an ADU or casita?How an HOA board reviews an owner's ADU or casita request: Colorado and California override rules, Texas and Florida covenants, a checklist and approval wording.
• An owner wants to install a standby generator. How should our HOA board review the request?How an HOA board reviews a standby generator request: Texas and Florida limits, placement and screening rules, test hours, a review timeline and approval wording.
• How do we write the hurricane protection specifications our Florida HOA is required to adopt?How a Florida HOA board writes and adopts the hurricane protection specifications 720.3035(6) requires: what to cover, sample wording, adoption steps and review.
• An owner wants to install a heat pump or mini-split. How should our HOA board review the request?How an HOA board reviews a heat pump or mini-split request: Colorado's 60-day rule, Florida's review limits, placement and noise standards, and approval wording.
• How do we write HOA design standards for artificial turf?How an HOA board writes artificial turf standards: what TX, FL and CO law allows, product, infill and drainage specs, sample rule text and the approval checklist.
• An owner wants to install a storm shelter or safe room. How should our HOA board review the request?How an HOA board reviews a storm shelter or safe room request: FEMA P-320 siting, flood zones, permits, what to ask for, a review timeline and approval wording.
• How should our HOA board handle an owner who wants to run a licensed child care home?How an HOA board handles an owner request to run a licensed child care home: Colorado's protection, Texas and Florida rules, insurance, parking and drop-off.
• How should our HOA board handle a short-term rental that has become a party house?How an HOA board handles a short-term rental party house when rentals are allowed: rules to adopt, city ordinances, owner fines, and TX, FL and CO notice rules.
• Our HOA has had no board for years. How do owners restart it?How owners restart an HOA with no board: finding the documents, calling the first meeting under TX, FL and CO law, the election, bank and IRS steps and a 90-day plan.
• An owner is renting out their driveway on a parking app. What can our HOA board do?What an HOA board can do when an owner rents a driveway or parking space on an app: declaration clauses, TX, FL and CO law, a sample rule and enforcement steps.
• We just took over our HOA from the developer. What should the new owner board do first?A 90-day plan for a new owner board after developer turnover: records and audit to demand, bank and insurance changes, developer contracts, defect deadlines.
• How do we run our HOA board election, from the call for candidates to announcing results?How to run an HOA board election step by step: candidate call, notices, ballots, who counts them, and the Texas, Florida and Colorado deadlines boards miss.
• How does a Colorado HOA board register or renew with the Division of Real Estate?How a Colorado HOA board registers or renews with the Division of Real Estate: the two accounts, fees, the new collection counts, and what a lapse does to liens.
• How does an HOA board take action by unanimous written consent between meetings?When an HOA board can act by written consent without a meeting, which decisions still need an open meeting, and the consent form, deadlines and filing steps.
• How do we hand off the HOA president role to a new president?How an outgoing HOA president hands off the job: signing authority, open contracts, legal matters and claims, filings that name the president, and a 30-day plan.
• How should our HOA board set guest limits, guest passes and guest fees for the pool and other amenities?How an HOA board sets guest limits, guest passes and guest fees for the pool and clubhouse, with TX, FL and CO rules, sample wording and a timeline.
• What should an HOA board do when a board email account is hacked?What an HOA board does when a board email account is hacked: lock it down, remove forwarding rules, stop payments, warn owners and check breach notice duties.
• How do we write an HOA board meeting agenda?How an HOA board writes a meeting agenda: what to list, how to word action items, notice deadlines in Texas, Florida and Colorado, and a sample agenda to copy.
• How should our HOA board split up the work among directors so one person isn't doing everything?How an HOA board splits work among directors: portfolios, one-page role sheets, spending limits, backups, open-meeting rules in TX, FL and CO, and a sample motion.
• How do we write an HOA board resolution, and when do we need one instead of a motion?How an HOA board writes a resolution: when a motion is enough, recitals and resolved clauses, a sample, numbering, a resolutions book and Texas recording rules.
• Our HOA was just served with a lawsuit. What should the board do first?What to do after your HOA is served with a lawsuit: answer deadlines in TX, FL and CO, tendering to the insurer, closed sessions, owner notice and a 30-day plan.
• How does an HOA board mow or clean up a neglected lot and bill the owner for it?How an HOA board uses its self-help right to mow or clean up a neglected lot: notice rules in TX, FL and CO, the vote, entry day, billing and a sample timeline.
• What does our HOA board have to file and update when we stop using a management company?The filings a board must update when its HOA goes self-managed: the Texas management certificate, Florida estoppel fees and bond, Colorado registration and more.
• How does an HOA board remove discriminatory covenants from its recorded documents?How an HOA board removes racial and other discriminatory covenants from recorded deed restrictions: no-vote routes in CO, FL and NY, and the free Texas court motion.
• Owners served our HOA board with a recall petition. What do we have to do, and by when?What an HOA board must do after owners serve a recall petition: Florida's 5-business-day certify-or-arbitrate rule, Texas and Colorado vote steps, and sample minutes.
• How do we scan our HOA's old paper records and get rid of the boxes?How an HOA board scans old paper records, names and indexes the files, checks the scans and decides which originals to keep, with TX, FL, CO and IRS rules.
• How do we run an owner vote to amend our HOA declaration?How an HOA board runs a vote to amend the declaration: real thresholds, ballots, tracking every lot, lender consent and recording, with TX, FL and CO rules.
• Our HOA has a settlement offer in a lawsuit. How does the board decide whether to take it?How an HOA board weighs a lawsuit settlement offer: cost math, insurer consent, the vote under TX, FL and CO rules, release terms, records and paying it.
• Our HOA has no more board candidates than open seats. Do we still have to hold an election?Uncontested HOA board election? What Texas, Florida and Colorado require when candidates equal or fall short of open seats, with sample minutes and a timeline.
• Two candidates tied for the last seat in our HOA board election. What does the board do now?What to do when an HOA board election ends in a tie: confirm the count, check the bylaws, and run a runoff, with Texas, Florida and Colorado rules and a timeline.
• How do we run the HOA board's organizational meeting after the annual election?How to run the HOA board's first meeting after the election: notice, seating directors, electing officers, bank signers, a sample agenda and the TX, FL and CO rules.
• How do we write an HOA conflict of interest policy and annual disclosure form?How to write an HOA conflict of interest policy: who it covers, a yearly disclosure form, the recusal vote, gift limits, and the TX, FL and CO rules it must match.
• How should our HOA board run a routine violation inspection of the neighborhood?How an HOA board runs a fair violation inspection: who walks, how often, what to photograph, what TX, FL and CO law bars citing, and re-inspection deadlines.

Welcome packets, newsletters, surveys, records requests, and hard conversations.

• What should an HOA welcome packet for new homeowners include?What to put in an HOA welcome packet for new owners: contacts, how to pay dues, rules, architectural steps, e-notice consent, and the TX, FL and CO rules behind it.
• How do you write an HOA newsletter homeowners will actually read?How to write an HOA newsletter people read: a cadence you can keep, sections that work, tone, what to leave out, email versus print, and accessibility basics.
• How should an HOA board survey homeowners before a big decision?How to survey HOA homeowners: when a survey helps, writing unbiased questions, one response per home, getting responses, sharing results, and why it is not a vote.
• How should an HOA board explain a dues increase to homeowners?How an HOA board should explain a dues increase: budget notice timing, a clear letter, showing the numbers and reserves, a town hall, and answers to common questions.
• How should an HOA board respond to a homeowner's records request?A board's workflow for an HOA records request: log it, find the deadline, decide what to withhold or redact, set copy costs, and document the response by state.
• How should an HOA board handle a hostile or abusive homeowner?How an HOA board handles a hostile or abusive homeowner: one contact channel, meeting comment rules, threats, fines and hearings, and TX, FL and CO law.
• How should an HOA board communicate with renters and tenants?How an HOA board can reach renters: tenant contact info to collect, what to send tenants versus owners, the Florida rent demand rule, privacy and fair housing.
• What should an HOA resident portal do for homeowners?What an HOA resident portal should do for owners: payments, documents, requests, announcements, a consent-based directory, permissions, privacy, and data export.
• How do we set up an HOA document library that owners can actually search?How an HOA board builds an online document library owners can search: what to post, what to redact, file naming, OCR, a question index, and TX, FL and CO rules.
• How do we collect owner email addresses and consent for electronic HOA notices?How an HOA board collects owner email addresses and written consent for electronic notices, with Texas, Florida and Colorado rules, a consent form and a sign-up plan.
• How do we write a year-in-review report for our HOA owners?How an HOA board writes a year-in-review report for owners: what to include, spending against budget, what to leave out, sample wording, and a timeline.
• How should an HOA board handle a reasonable accommodation request?How an HOA board handles a reasonable accommodation request: spotting it, what it may ask, deciding promptly, the written decision, records, and TX, FL and CO law.
• How should an HOA board handle a neighbor noise or nuisance complaint?How an HOA board handles a noise or nuisance complaint: intake, when to send it to police, evidence, the letter sequence, and TX, FL and CO notice rules.
• How should an HOA board handle a drainage complaint between neighbors?How an HOA board handles a drainage complaint between neighbors: whose water it is, easements and grading, violation letters, private disputes and a timeline.
• How should an HOA board respond to a data breach of owner information?What an HOA board does after a data breach: containment, who must be notified, Texas, Florida and Colorado deadlines, and a sample notice to owners.
• What should our HOA board do when it is worried about an elderly or vulnerable owner?What an HOA board can do when an elderly owner may be in trouble: welfare checks, adult protective services reports in Texas, Florida and Colorado, and privacy.
• Our HOA was served with a subpoena. What should the board do?How an HOA board handles a subpoena for records: who to call first, TX, FL and CO objection deadlines, owner privacy, copy costs, and the custodian affidavit.
• How do we organize a community-wide garage sale for our HOA?How an HOA board plans a community-wide garage sale: picking the date, city permits and sign rules, sales tax traps, parking, donation pickup and a notice to copy.
• How do we set up an emergency text and email alert list for our HOA?How an HOA board sets up an emergency text and email alert list: what counts as an alert, federal texting consent and STOP rules, a sign-up form and privacy.
• How do we start a neighborhood watch in our HOA?How an HOA board starts a neighborhood watch: the police liaison, block captains, a contact list, observe-and-report rules, volunteer liability and a kickoff plan.
• How do we start and run a community garden on HOA common area?How an HOA board starts a community garden on common area: authority and votes in TX, FL and CO, soil tests, plot agreements, fees, water and a first-season plan.
• How do we plan an HOA community event or block party?How an HOA board plans a community event or block party: budget, street closure permits, vendor insurance, alcohol and raffle rules in TX, CO and FL, and a timeline.
• An owner filed a complaint about our HOA with a state agency. How should the board respond?How an HOA board should answer a state agency or fair housing complaint: what the agency can do, answer deadlines in TX, FL and CO, and what to send.
• How do we get the HOA website domain and social media accounts back from a former volunteer?How an HOA board gets its website domain, Facebook page and other accounts back from a former volunteer: lookups, a written request, registrar steps and a fallback.
• How should an HOA board respond when a reporter calls about the association?How an HOA board should respond to a reporter or media inquiry: pick one spokesperson, take questions in writing, what to keep confidential, and a statement to adapt.
• How do we let owners adopt and plant a section of HOA common area?How an HOA board runs an adopt-a-spot program for common area beds and islands: picking spots, a license agreement, plant rules, dig notice laws and handoffs.
• How do we set rules for food trucks visiting our HOA?How an HOA board sets food truck rules: where trucks park, licenses and fire permits to collect, insurance, noise, trash, a sample rule and owner notice.
• How should our HOA board handle a request to put a little free library on common area?How an HOA board approves a little free library or book box on common area: who owns it, where it goes, a steward agreement, book complaints and removal.
• How do we get residents to stop feeding the ducks and geese at our HOA pond?How an HOA board stops residents feeding ducks and geese at the pond: a no-feeding rule, sign wording, habitat fixes and the federal goose nest and egg order.
• How does an HOA board set up a trap-neuter-return program for community cats on common area?How an HOA board sets up a trap-neuter-return program for community cats: TX, FL and CO law, a clinic partner, caretaker rules, rabies records and owner notice.
• How should our HOA board handle an owner's request to close a private street for a block party?How an HOA board reviews an owner's block party request on private streets: fire lane width, barricades, bounce houses, insurance, neighbor notice and sample wording.
• How should our HOA board handle a church, club or nonprofit that asks to use the clubhouse?How an HOA board answers a church, club or nonprofit that wants the clubhouse: owner-sponsor rules, fair housing, insurance, taxes and ADA exposure.
• How should an HOA board handle a film crew or photographer asking to shoot on common area?How an HOA board answers a film crew or photographer who wants to shoot on common area: authority, location agreement, insurance, city permits, fees and notice.
• How do we write a policy for the community bulletin board at our HOA mailboxes or clubhouse?How an HOA board writes a bulletin board policy: legal meeting notice posting in TX, FL and CO, who may post, time limits, removal, and sample wording.
• How do we host a farmers market or vendor fair on our HOA common area?How an HOA board hosts a farmers market or vendor fair: authority to allow sales on common area, vendor permits, sales tax rules, insurance, and 1120-H income.
• How should an HOA board respond to negative posts about the board on Nextdoor or Facebook?How an HOA board should handle negative Nextdoor or Facebook posts: which ones to answer, who replies, reply wording to copy, and when to take it to a meeting.
• How do we start a yard of the month award in our HOA?How an HOA board sets up a yard of the month award: judging criteria, rotating sections, water-wise yards, fair housing care, the prize and sign, and a first-year plan.
• How do we host a trunk-or-treat or Halloween event for our HOA?How an HOA board runs a trunk-or-treat: parking lot layout, keeping cars still, the auto insurance gap, battery lights only, allergy-safe treats and a sign-up notice.
• How should our HOA board handle requests for religious holiday displays on common area?How an HOA board decides on a menorah, nativity scene or other religious holiday display on common area: the options, a neutral policy, and fair housing limits.
• What should our HOA board do when the county asks to use the clubhouse as a polling place?What an HOA board should check before letting the county use the clubhouse as a polling place: campaign zones, ADA access, open gates, dates, fees and owner notice.
• How should our HOA board handle a shared driveway dispute between two owners?How an HOA board handles a shared driveway fight between neighbors: what to check on the plat, when it is a violation, where to send owners for mediation.
• How should our HOA board review an owner's request for a wheelchair ramp or other accessibility change?How an HOA board reviews a wheelchair ramp or accessibility modification: what to ask for, conditions it may set, who maintains it, a timeline and TX, FL, CO law.
• How should our HOA handle notices for owners who read another language better than English?How an HOA board decides which notices to translate, records owner language preferences, gets accurate translations, and meets Colorado's preferred-language rule.
• Residents keep feeding deer in our HOA. What should the board do?How an HOA board handles residents feeding deer: state wildlife rules in CO, TX and FL, a no-feeding rule, owner notice wording and the mistakes to skip.
• A neighbor says another owner's floodlight shines into their home. What should our HOA board do?How an HOA board handles a complaint about a neighbor's floodlight or security light: a night check, a light reading, cheap fixes, the letters and a lighting rule.
• How do we prepare and send our Colorado HOA's annual disclosure?How a Colorado HOA board builds the annual disclosure under C.R.S. 38-33.3-209.4: the required items, the 90-day deadline, delivery options and a sample notice.
• How do we put together an HOA owner directory without exposing anyone's phone number or email?How an HOA board builds an owner directory: what TX, FL and CO law allows, a consent form, fields, sharing, updates, misuse rules and a sample timeline.
• What should our HOA board do when squatters move into a vacant home in the community?What an HOA board does when squatters take over a vacant home: first steps, finding the owner, police reports and the Texas, Florida and Colorado removal laws.
• Our HOA got a letter saying our website violates the ADA. What should the board do?What an HOA board should do after an ADA website accessibility demand letter: who to call first, whether Title III applies, what to fix, and mistakes to avoid.
• How does an HOA board keep its owner roster current when homes sell?How an HOA board keeps its owner roster and notice addresses current after home sales, with the TX, FL and CO rules on where official notices must go.
• How should our HOA board handle political yard signs before and after an election?What Texas, Florida and Colorado HOA boards can enforce on political yard signs, when signs must come down after an election, and how to send notices fairly.

Bids, contracts, insurance certificates, big projects, maintenance, and emergencies.

• How do we write an HOA request for proposal and compare contractor bids?How an HOA board writes a scope of work and RFP for landscaping, snow, pool, or painting, compares bids side by side, checks references, and records the choice.
• What should an HOA board check in a vendor contract before signing it?HOA vendor contract red flags to catch before signing: auto-renewal, termination, indemnity, insurance, scope gaps, payment terms, change orders, and liens.
• How do we read a vendor's certificate of insurance (ACORD 25) before work starts?How an HOA board reads a vendor's ACORD 25 certificate of insurance: limits, additional insured endorsements, workers' comp, expiration tracking, and its limits.
• What should go in an HOA board's emergency preparedness plan?What goes in an HOA emergency preparedness plan: contact tree, vendor emergency numbers, shutoff map, spending authority, insurance claim steps, and message templates.
• How do we plan a major HOA project like a roof replacement or repaving?A board timeline for a major HOA project like a roof, repaving, or siding: reserve study, consultant scope, bids, funding, owner notice, contract, and closeout.
• What should be on an HOA preventive maintenance schedule, season by season?A seasonal HOA preventive maintenance schedule for roofs, gutters, pools, irrigation, lighting, playgrounds, paving, and backflow testing, with logging tips.
• How do we write clear HOA architectural guidelines from our CC&Rs?How an HOA board turns CC&R architectural rules into clear design guidelines: protected items, materials and colors, submission checklists, denials, TX, FL, CO.
• How should an HOA board inspect its playground and pool for safety hazards?HOA playground and pool safety inspection checklist for boards: surfacing depth, entrapment gaps, drain covers, gate checks, TX, FL and CO rules, and records.
• How should an HOA board choose an insurance agent and read the renewal quote?How an HOA board picks an insurance agent, prepares the renewal submission, and compares a renewal quote line by line: limits, deductibles, exclusions and premium.
• How should an HOA board prepare for a reserve study site visit?What an HOA board should send the reserve study provider before the site visit, who should walk the property, what to point out, and how to review the draft.
• How do we set up a key, fob and gate code policy for our HOA's amenities?How an HOA board tracks keys, fobs and gate codes, shuts off access when homes sell, rotates codes, and suspends access without skipping required notice.
• How do we write an HOA snow removal contract?What an HOA snow removal contract should say: trigger depth, priority map, per-push vs seasonal pricing, deicer, damage, insurance and service logs.
• How do we plan a tree maintenance program for our HOA's common areas?How an HOA board plans common-area tree care: an arborist survey, risk ratings, a pruning rotation, a tree budget, written removal rules and local pest timing.
• How does an HOA board get the community pool ready to open for the season?An HOA pool opening checklist for boards: a 90-day timeline, health permits, the certified operator, drain covers, signs, lifeguard rules and the owner notice.
• How do we run an HOA volunteer work day without taking on too much risk?How an HOA board plans a volunteer work day: which jobs to give volunteers, the insurance call, a six-week timeline, sign-in sheets, and what to do afterward.
• What should an HOA board do when a vendor is not doing the work it was hired to do?What an HOA board does when a landscaper, pool service, or contractor stops performing: document misses, send a cure notice, hold payment lawfully, and end the contract.
• How do we replace the cluster mailboxes in our HOA?How an HOA board replaces cluster mailboxes: who owns them, getting postmaster approval, bids, the USPS master lock, key handout, and an owner notice to copy.
• How do we cut our HOA's common area water bill with an irrigation audit?How an HOA board cuts the common area water bill: read the meters, walk each zone, hire a certified irrigation auditor, fix leaks and pressure, follow watering rules.
• How do we replace our HOA's entrance monument sign?How an HOA board replaces an entrance monument sign: confirm who owns the ground, get owner input and permits, bid the work, call 811, and update the reserve study.
• How do we set up pet waste stations and a dog area in our HOA?How an HOA board sites pet waste stations, hires a service vendor, sets up a dog area, writes the rules and signs, and checks whether the program is working.
• How do we handle an HOA insurance claim after a storm, step by step?An HOA storm claim playbook for boards: the first 72 hours, the adjuster visit, TX, FL and CO claim deadlines, contractor bids and public adjusters.
• How do we hire a landscaping contractor for our HOA and write the scope?How an HOA board writes a landscaping scope: zone map, mowing heights, bed care, license checks for spraying and irrigation, exclusions and a monthly walk-through.
• How do we set up security cameras in our HOA's common areas?How an HOA board plans common-area security cameras: placement, audio laws in TX, FL and CO, signs, a retention period, who views footage and owner or police requests.
• What should our HOA board do and write down after someone is hurt in a common area?Board steps after an injury on HOA common area: the incident report, insurer notice, saving video, what directors should and should not say, and TX, FL and CO rules.
• How do we set up a maintenance schedule for our HOA retention or detention pond?How an HOA board builds a retention or detention pond maintenance schedule: permit inspection rules, a monthly-to-yearly task list, contractor scope and a log.
• What should our HOA board do when a sinkhole or ground collapse opens in the common area?What an HOA board does when a sinkhole or ground collapse opens in common area: secure it, call the insurer, hire a geologist or engineer, and update owners.
• How do we convert our HOA streetlights to LED?How an HOA board converts streetlights to LED: who owns the poles, utility LED rates and stranded costs, color temperature, glare, bids, rebates and owner notice.
• How do we plan a repaving and sealcoat program for our HOA's private streets?How an HOA board runs a private street program: pavement condition survey, crack seal and sealcoat cycles, overlays, bids, owner notice and a 10-year plan.
• How does an HOA board bid out trash and recycling service for the community?How an HOA board bids out trash and recycling: check city franchise rules, write the service spec, compare 5-year cost, cap rate increases and tell owners.
• How do we plan an HOA pool resurfacing or replaster project?How an HOA board plans a pool resurfacing or replaster: condition check, finish choice, health department rules, scope, drain covers, timeline and owner notice.
• How do we set up a termite and pest control contract for our HOA?How an HOA board sets up a termite and pest control contract: structures in scope, inspection diagram, bait or liquid, warranty terms, license checks and notice.
• How do we replace our HOA's perimeter fence or screening wall?How an HOA board replaces a perimeter fence or masonry screening wall: who owns each section, city permits, bids, 811, yard access, funding and owner notice.
• How do we maintain and repair our HOA's automatic entry gate?How an HOA board keeps an automatic entry gate safe and working: service contract, sensor checks, fire department access, breakdown rules, damage claims and reserves.
• How does an HOA board run a sidewalk trip hazard repair program?How an HOA board runs a sidewalk trip hazard program: who owns which walks, an annual measuring walk, grinding vs panel replacement, bids, owner notice and records.
• How do we set up an annual backflow testing program for our HOA's irrigation?How an HOA board sets up irrigation backflow testing: find every assembly, learn the water utility's deadline, hire a certified tester, file reports, fix failures.
• How do we plan an exterior repainting project for our HOA's townhomes or buildings?How an HOA board plans a townhome or building repaint: who paints what, colors, a paint spec with a wood repair allowance, bids, lead rules and owner notice.
• How does an HOA board plan a playground equipment replacement?How an HOA board replaces playground equipment: inspection, CPSC use zones and surfacing depth, accessible routes, bids, reserve funding, the vote and closure notice.
• How do we plan an HOA clubhouse renovation?How an HOA board plans a clubhouse renovation: owner survey, condition report, permits and asbestos, designer choice, bids, funding votes and the closure notice.
• How do we set up a mosquito control program for our HOA?How an HOA board sets up mosquito control: call the public program, remove standing water, larvicide first, hire the right license, and notify sensitive owners.
• How do we run an HOA storm debris cleanup after a hurricane or hail storm?How an HOA board clears storm debris from common areas and private streets: the safety walk, what the county will haul, tree crews, costs and the owner notice.
• How do we plan an HOA tennis court resurfacing and decide whether to add pickleball lines?How an HOA board plans a tennis or pickleball court resurfacing: crack repair vs resurface, adding pickleball lines, bid scope, approval rules and owner notice.
• How do we set up a wildfire defensible space program for our HOA's common areas?How an HOA board sets up a wildfire program: a local risk assessment, zone-by-zone work on common land, chipping days, owner rules and Firewise USA recognition.
• How do we run a bulk trash or dumpster day for our HOA?How an HOA board runs a bulk trash or dumpster day: city pickup checks, roll-off bids, banned items like tires and paint, staffing, owner notice and a timeline.
• How do we inspect and repair a retaining wall our HOA maintains?How an HOA board inspects and repairs a retaining wall: ownership, warning signs, when to hire an engineer, city permits, bids, 811, reserves and a sample timeline.
• How do we schedule fire extinguisher and fire alarm inspections for our HOA?How an HOA board sets up fire extinguisher, fire alarm and sprinkler inspections: NFPA cycles, licensed vendors in TX and FL, tags, records and a yearly calendar.
• How do we winterize HOA irrigation and keep common-area pipes from freezing?A board checklist to winterize HOA sprinklers, protect backflow preventers and keep clubhouse and pool pipes from freezing, with a hard-freeze plan and owner notice.
• How do we fix standing water and drainage problems in our HOA common areas?How an HOA board fixes standing water in common areas: who owns each drain, finding the cause, cleaning vs regrading, French drains, permits, bids and a timeline.
• How does an HOA run a dryer vent cleaning program for condos and townhomes?How an HOA board runs a dryer vent cleaning program: who owns the duct, fire data, hiring one contractor, unit access notices, who pays and a sample timeline.
• How do we hire a contractor to put up holiday lights at the HOA entrance?How an HOA board hires a holiday lighting contractor for the entrance: lease or buy, power checks, scope and dates, insurance, the budget line and a timeline.
• How do we bid janitorial service for the HOA clubhouse and pool restrooms?How an HOA board bids janitorial service for the clubhouse and pool restrooms: a room-by-room scope, pool-season checks, keys, insurance, bids and the contract.
• What should our HOA board do when water leaks from a common element into a unit?A board's plan for a common element leak into a condo unit: shutoff and access, evidence, who repairs what, the master policy deductible, and owner notice.
• What should an HOA board do when a contractor files a lien on common area?A board's steps after a contractor or supplier files a mechanic's lien on HOA common area: deadlines to check, retainage, bonding off, and TX, FL, CO rules.
• How do we hire a reserve study company for our HOA?How an HOA board hires a reserve study provider: which study level to buy, RS and PRA credentials, what a proposal should cover, and TX, FL and CO rules.
• How do we replace or add a fountain or aerator in our HOA pond?How an HOA board replaces a pond fountain or adds bottom aeration: fountain vs diffuser, sizing, power and permits, electricity cost, safe startup and bids.
• How do we set up an AED program for our HOA clubhouse or pool?How an HOA board buys, places, registers and checks an AED for the clubhouse or pool, with TX, FL and CO AED statutes, a monthly check log and a motion.
• How do we replace the fence and gates around our HOA pool?How an HOA board replaces the community pool fence and gates: Texas, Florida and Colorado barrier rules, gate hardware, permits, bids, and keeping the pool closed.
• How do we add EV chargers to HOA common area parking?How an HOA board adds EV chargers to common parking: load study, Level 2 vs DC fast, who pays for power, bid scope, TX, FL and CO rules, and a sample motion.
• What should our HOA board do when sewage backs up from a common sewer line?A board's plan for an HOA sewer backup: stop the flow, safe sewage cleanup, who owns which line, camera inspection, sewer backup coverage and prevention.
• How do we replace the pump or heater on our HOA pool?How an HOA board replaces a failed pool pump, motor or heater: diagnosis, the federal variable-speed motor rule, sizing, drain covers, permits and a sample motion.
• What should our HOA board do about a gas leak at the clubhouse or pool heater?What an HOA board does about a gas leak at the clubhouse or pool heater: evacuate, call 911, who owns the pipe past the meter, repair, relight, 811 and notices.
• How do we replace the pool furniture at our HOA pool?How an HOA board replaces pool furniture: count and measure, commercial grade specs, glass and deck rules in TX, FL and CO, bids, storm storage and a sample motion.
• How do we hire a pressure washing contractor for our HOA common areas?How an HOA board scopes, bids and oversees pressure washing of sidewalks, walls, pool decks and buildings, including wash water rules, lead paint and insurance.
• How do we replace the heating and air conditioning system in our HOA clubhouse?How an HOA board replaces clubhouse heating and air conditioning: repair or replace, load sizing, 2026 refrigerant and efficiency rules, licenses, bids and a timeline.
• How do we plan a dredging project for our HOA's stormwater or retention pond?How an HOA board plans a pond dredging project: sediment survey, Corps and state permits, testing and hauling spoils, unit-price bids, owner notice and a timeline.
• How do we close out an HOA construction project and release retainage?How an HOA board closes out a construction project: substantial vs final completion, the punch list, closeout papers, releasing retainage, and a warranty calendar.
• How do we hire a roofer to replace an HOA clubhouse or condo building roof?How an HOA board hires a roofer for a clubhouse or condo roof replacement: license checks in TX, FL and CO, hail and wind ratings, bids, warranties and the contract.
• How do we replace the concrete or pavers on our HOA pool deck?How an HOA board replaces a pool deck: finding the cause, TX, FL and CO deck rules, slope and slip resistance, the coping joint, bid lines, timeline and owner notice.
• How do we hire a land surveyor to mark our HOA's common area boundaries?How an HOA board hires a licensed land surveyor to mark common area lines: survey types, records to gather, scope, owner notice, monuments and using the results.
• How do we hire a gutter cleaning contractor for our HOA condo or townhome buildings?How an HOA board scopes, bids and oversees gutter cleaning on condo and townhome buildings: ladder and roof safety, insurance, schedule and downspout checks.
• How do we hire a window washing contractor for our HOA condo buildings?How an HOA board hires window washers for condo buildings: which glass the association cleans, lift vs rope access, the OSHA anchorage letter, bids and notice.
• How do we run a chimney and fireplace inspection program for our HOA condo buildings?How an HOA board runs yearly chimney and fireplace inspections in condo buildings: who owns the flue, NFPA 211 inspection levels, gas vs wood, notices and follow-up.
• How do we plan a siding replacement for our HOA's condo or townhome buildings?How an HOA board plans a siding replacement: test cuts to find the leak, material the declaration allows, permits, lead and silica rules, bids and phasing.
• How do we replace the exterior stairs on our HOA condo buildings?How an HOA board replaces exterior condo stairs: engineer's assessment, wood vs steel vs concrete, permits, keeping upstairs exits open, bids and owner notices.
• How do we replace failed sealant and caulking on our HOA buildings?How an HOA board replaces failed exterior sealant and caulk: water testing to find the leak, the right sealant for each joint, PCB checks, adhesion tests and bids.
• How do we hire an elevator maintenance contractor for our HOA building?How an HOA board hires an elevator maintenance contractor: full vs parts-and-oil contracts, state inspection rules in TX, FL and CO, callbacks, records and switching.
• How do we repair cracked stucco on our HOA's condo or townhome buildings?How an HOA board repairs cracked stucco: find the water first, sound the walls, choose patch or re-clad, check weep screeds and lead paint, then bid by unit price.
• How do we replace the balcony railings on our HOA condo buildings?How an HOA board replaces condo balcony railings: who owns them, code height and load rules, anchor and slab edge repair, glass vs aluminum, owner access and bids.
• How do we repair the concrete deck in our HOA parking garage?How an HOA board repairs a parking garage concrete deck: engineer condition survey, chloride testing, spall and rebar repair, traffic coating, phasing and bids.
• How do we repair an eroding pond bank in our HOA?How an HOA board repairs an eroding pond bank: find the cause, choose plantings, coir logs or riprap, clear Corps and state permits, bid per foot and stop repeat damage.
• How do we replace the hallway carpet or flooring in our condo building?How a condo board replaces hallway carpet or flooring: fire code ratings for corridors, noise for units below, asbestos checks, bids and floor-by-floor notices.
• How should our HOA board handle a bed bug report in a condo building?What a condo board does after a bed bug report: confirm it, inspect adjacent units, hire a licensed firm, decide who pays, and notify owners without naming anyone.
• How do we replace a failing stormwater outlet structure or culvert in our HOA?How an HOA board replaces a failing pond outlet structure or culvert: spot the failure, hire an engineer, keep the permitted design, clear permits and bid it.
• How should an HOA board handle a state dam safety inspection of its pond embankment?How an HOA board handles a state dam safety inspection of its pond: whether TX, CO or FL regulates the dam, hazard class, owner duties and answering the report.
• How do we replace the pump station that irrigates our HOA common areas from a lake or pond?How an HOA board replaces a lake or pond irrigation pump station: water use permits in FL, TX and CO, pump and VFD sizing, intake screens, bids and a reserve line.
• How do we replace a failing sewer lift station pump in our HOA?How an HOA board handles a failing sewer lift station: alarms, floats and duplex pumps, TX, FL and CO wastewater rules, backup power, bids and a service contract.
• How does an HOA board run its own community water system?How an HOA board runs its own drinking water system: EPA thresholds, licensed operators in TX, FL and CO, sampling, the July 1 water quality report and bad results.
• How do we maintain a shared septic system our HOA owns?How an HOA board runs a shared or cluster septic system: permits, maintenance contracts, pumping by measurement, drainfield rules, and TX, FL and CO requirements.
• What should our HOA board do when mold shows up in a common area?How an HOA board handles mold in common areas: stop the water, measure the growth, hire licensed help in TX and FL, notify residents, and keep the records.
• A utility or fiber company wants an easement across our HOA common area. How should the board respond?How an HOA board handles a utility or fiber company's easement request on common area: who can sign, terms to negotiate, restoration, insurance and recording.
• How do we negotiate a bulk internet or cable agreement for our HOA?How an HOA board negotiates a bulk internet or cable contract: owner survey, bids, per-door rate, escalator cap, term, exit rights, Florida law and FCC rules.
• How do we restripe our HOA parking lot and mark accessible parking spaces correctly?How an HOA board restripes a parking lot: when ADA counts apply, accessible space and sign specs in TX, FL and CO, fire lanes, bids and a sample timeline.
• How does an HOA get a driver to pay for damage to a gate, wall or other common property?How an HOA board recovers repair costs when a driver hits a gate, wall or sign: crash report, insurance claim, hit-and-run steps and TX, FL, CO small claims limits.
• What should an HOA board do when a contractor abandons a project?What an HOA board does when a contractor walks off the job: document the default, send a cure notice, claim the bond, hold back payment and hire someone to finish.
• What should our HOA board do about vandalism or graffiti on common property?What an HOA board does after vandalism or graffiti on common area: photos, police report, fast removal, insurance math, restitution and TX, FL, CO parent liability.
• How should an HOA board respond when the city cites the association for a code violation on common property?What an HOA board does when the city cites common property: check the deadline and ownership, call the inspector, fix or appeal, and close out fines in writing.
• How do we add speed humps or other traffic calming on our private HOA streets?How an HOA board adds speed humps or cushions on private streets: speed data, fire marshal sign-off, spacing, MUTCD signs, owner survey wording and a timeline.
• How do we maintain and test our HOA's emergency generator?How an HOA board keeps a common generator ready: monthly loaded test runs, fuel and tank rules, the 100-hour federal limit, a service contract and a sample calendar.
• How do we replace the windows in our condo building, and who pays for them?How a condo board replaces building windows: who owns and pays for them in TX, FL and CO, hurricane specs, bids, lead paint rules, unit access and a timeline.
• What should our HOA board do about fire ants, wasp nests or a bee swarm on common area?What an HOA board does about fire ants, wasp nests and bee swarms on common area: who to call, honey bee rules in TX and FL, fire ant baiting and resident notices.
• How do we replace the fire alarm panel in our HOA building?How an HOA board replaces an old fire alarm control panel: licensed bids, the fire marshal permit, fire watch during cutover, the acceptance test and the reserve line.
• How does an HOA board stop trespassers from using the pool or clubhouse?How an HOA board handles non-residents using the pool or clubhouse: trespass signs that count as notice, written warnings, police calls and fixing access gaps.
• How should an HOA board respond to coyote sightings or aggressive wildlife?What an HOA board should do about coyotes and aggressive wildlife: who to call in TX, FL and CO, hazing, feeding rules, trapping limits and owner notices.
• How should an HOA board handle a homeless encampment on common area?What an HOA board does about a homeless encampment on common area: who owns the land, safety, outreach, trespass notice in TX, FL and CO, belongings and cleanup.
• How do we ask the city or county to take over our HOA's private streets?How an HOA board asks a city or county to accept private streets as public: the plat check, local standards, engineering report, owner vote, gates and a timeline.
• How do we convert our HOA's common area grass to water-wise landscaping?How an HOA board replaces common area grass with water-wise plants: which turf to keep, rebate pre-approval, state rules, removal methods, drip irrigation and a timeline.
• How does an HOA board add package lockers for residents?How an HOA board adds package lockers: USPS parcel lockers vs smart lockers for all carriers, site and power, the owner vote, bids and pickup rules.
• What should an HOA board do when the master insurance policy is not renewed?What an HOA board does after a master insurance nonrenewal notice: state notice periods, the market search, surplus lines and Citizens, owner notice, a timeline.
• A utility or cable crew is digging on our HOA common area and nobody told us. What should the board do?What an HOA board does when a utility or cable crew digs on common area without notice: 811 rules in TX, FL and CO, private lines, restoration and damage claims.
• How do we sell or get rid of old HOA equipment and furniture?How an HOA board sells, donates or scraps old equipment and furniture: who may approve it, fair pricing, directors who want to buy, recalls, records and a motion.
• How do we hire a lifeguard or pool attendant company for our HOA pool?How an HOA board hires a lifeguard or pool attendant company: guards vs attendants, direct hire vs contract, staffing plan, certifications, insurance and a timeline.
• How do we replace the street name and stop signs on our HOA's private streets?How an HOA board replaces stop and street name signs on private streets: MUTCD sizes, mounting height, night visibility, a sign inventory, a motion and a timeline.
• What should our HOA board do when a water main breaks on HOA property?HOA board steps for a water main break: whose pipe it is, shutoff, emergency 811 rules in TX, FL and CO, boil water notices, owner updates and the repair file.
• How does an HOA board permanently close and fill in the community pool?How an HOA board closes the pool for good: the owner vote in TX, FL and CO, health and demolition permits, engineered fill, reserves, insurance and the land.
• What should our HOA board do when an owner refuses to let us into a unit for a repair?What a board does when an owner won't allow entry for a repair: the access statute, a written notice, fines, charging costs back, emergency entry and court.
• A dog bit someone on our HOA common area. What should the board do?What an HOA board should do after a dog bite on common area: the animal control report, rabies hold, insurer notice, dangerous dog process and owner notice.
• How do we remove an abandoned or inoperable car from HOA common area?How an HOA board removes an abandoned car from common area: finding the owner, police and towing routes, notice rules in TX, FL and CO, and a timeline.
• How do we repair or replace the trash chute in our HOA condo building?How an HOA board inspects, repairs or replaces a building trash chute: NFPA 82 door and sprinkler rules, the annual check, bids and a shutdown notice.
• How do we set up and maintain an HOA fitness room so it stays safe and usable?How an HOA board runs a fitness room: equipment inventory and service log, weekly checks, posted rules, minors and waivers, recalls, and when to replace machines.
• How do we run a shred day for our HOA, and can we add hazardous waste collection?How an HOA board runs a community shred day: hiring a certified mobile shredder, box limits, destroying old HOA records, county hazardous waste help and a timeline.
• How do we control who goes on the roof of our HOA condo building?How a condo board locks the roof hatch, keeps a key log, signs contractors in with insurance, watches fall protection and handles rooftop equipment installers.
• How do we remove a dead or dangerous tree on our HOA's common area?How an HOA board removes one dead or hazardous common-area tree: arborist risk report, city permit rules, fast board votes, the crew contract and neighbor notice.
• What should an HOA board do in the first 30 days after a fire in a condo building?An HOA board's first 30 days after a condo building fire: securing the scene, the fire cause investigation, displaced owners, HO-6 claims and who rebuilds.
• How do we run an RV and boat storage lot on HOA common area?How an HOA board runs an RV and boat storage lot: authority, a license agreement instead of a lease, the waitlist, insurance proof, fees, taxes and abandoned units.
• How do we run a water leak prevention program in our condo building?How a condo board runs a water leak prevention program: claims review, a shutoff valve map, hose and water heater schedules, annual unit checks and owner notices.
• What should our HOA board do when the city puts drought watering restrictions in place?How an HOA board handles drought watering restrictions: get the rules for its meters, save trees first, reset controllers, pause brown-lawn fines, tell owners.
• How do we plan an elevator modernization for our HOA building?How an HOA board plans an elevator modernization: condition assessment, consultant specs, TX, FL and CO permits, bids, reserve funding and the outage plan.
• A carrier wants to put a cell tower on our HOA common area. How should the board evaluate the lease offer?How an HOA board evaluates a cell tower lease offer on common area: who can sign in TX, FL and CO, lease terms to fix, taxes on the rent, and owner RF questions.
• How do we get our HOA records back from a former management company?How a board gets records, money and logins back after the management contract ends: Florida and Colorado deadlines, a demand letter, and what to do if they stall.
• What should an HOA board do when its contractor damages an owner's home?When an HOA vendor damages an owner's home: who pays, the vendor's liability claim, when the master policy applies, letters to send and a 60-day timeline.
• What should an HOA board do when the health department closes the community pool?What an HOA board does after a health inspector closes the pool: reading the closure notice, the fix list, getting permission to reopen, owner notice and prevention.
• What should an HOA board do when an owner harasses its vendors or contractors?What an HOA board should do when an owner harasses its landscapers or contractors: get the crew's report, send a boundary letter, enforce, and keep the vendor.
• Our HOA's insurer sent a reservation of rights letter. What does it mean and what should the board do?What a reservation of rights letter from the HOA insurer means, the board's first steps, a sample reply, independent counsel, and TX, FL and CO claim deadlines.
• An owner wants an EV charger in their condo garage or parking space. How should our board handle it?How a condo or HOA board reviews an owner's EV charger request: what to ask for, metering, insurance, a signed agreement, and the FL, CO and TX rules.
• An owner's insurance company sent our HOA a subrogation demand. How should the board respond?How an HOA board answers a subrogation demand from an owner's insurer: send it to the association's carrier, check maintenance duties, waivers and deadlines.
• An owner says an HOA gate, tree or pothole damaged their car. How should the board handle the claim?How an HOA board handles a claim that a gate arm, falling limb, pothole or sprinkler damaged a car: incident report, insurer notice, paying vs claiming, and a release.
• How does a condo board collect proof of HO-6 insurance from every owner each year?How a condo board collects proof of HO-6 insurance each year: what the declaration allows, what to request, tracking, follow-up letters, and owners with no policy.
• How do we set up a cost-sharing agreement with a neighboring HOA for a shared road, gate or amenity?How two HOAs split the cost of a shared road, gate, pond or pool: who can sign, allocation formulas, what the agreement covers, taxes and recording it.
• How much should an HOA pay a contractor up front, and what do we do when they ask for half?How big a contractor deposit an HOA board should pay, how to tie the rest to finished work, Florida's 10 percent rule, and what to say when a bid asks for half.
• How do we get the developer to deed the common area to the HOA when it was never conveyed?How an HOA board finds common area still titled to the developer, asks for a deed, handles a dissolved developer, and when quiet title is the last resort.
• What do we do when a grave or an old family cemetery is found on HOA common area?What an HOA board does when graves or an old family cemetery turn up on common area: stop work, call the right office, file notice, and plan access and upkeep.
• Should our HOA let an owner build a private dock on the community lake or pond?How an HOA board decides an owner's request for a private dock on a common area lake or pond: ownership, permits, a revocable license, insurance and removal terms.
• What should our HOA do when a neighboring developer wants to drain stormwater into our detention pond?How an HOA board should handle a developer's request to send stormwater into its detention pond: engineering review, a drainage agreement, cost sharing and permits.
• What should our HOA board do when the city wants to connect a public road through our neighborhood?What an HOA board can do when the city or a developer plans to extend a public road into the neighborhood: plat review, hearings, traffic studies, and condemnation.
• How do we stop people from illegally dumping on our HOA common area?How an HOA board stops illegal dumping on common area: fast cleanup, police reports, TX, FL and CO dumping laws, signs, lighting, barriers and billing the dumper.
• How do we hire a drone pilot to inspect HOA roofs or help with a reserve study?How an HOA board hires a drone pilot for roof or reserve inspections: FAA Part 107 checks, TX and FL drone privacy consent, flying over residents, and owner notice.
• How do we add guest parking spaces on HOA common area?How an HOA board adds guest parking on common area: proving the need, owner votes, drainage and city permits, paving bids, space rules, and a sample motion.
• What should the board do when the power company wants to trim or remove trees on HOA common area?What an HOA board does when the electric utility plans to trim or cut trees on common area: easement rights, state rules, cleanup terms, safety and replanting.
• What should our HOA board do when a utility transformer or pedestal on common area is hit, open or leaking?What an HOA board does when a car hits a green utility box, or a transformer on common area stands open or leaks oil: who to call, safety, cleanup and prevention.
• How should our HOA board respond to a wave of car break-ins in the neighborhood?What an HOA board does after a string of car break-ins: collect police report numbers, send owners a calm notice, fix dark spots, and weigh cameras or a paid patrol.
• An owner says an HOA streetlight shines into their bedroom. What should the board do?How an HOA board handles a streetlight or common area light glare complaint: find out who owns the fixture, then try aiming, shields, dimmer or warmer LEDs, and timers.
• What should the HOA board do when an owner cuts down or tops trees on common area without permission?What an HOA board does when an owner cuts or tops common area trees: photos, an arborist appraisal, the notice your state requires, charging the owner, and replanting.
• How should our HOA board respond to mail theft from the cluster mailboxes?What an HOA board does after cluster mailbox theft: the Postal Inspection Service report, who changes the locks, an owner notice to copy, and check fraud steps.
• How does an HOA stock its pond with fish or grass carp, and what permits does it need?How an HOA board stocks a pond with bass, bluegill, catfish or triploid grass carp: TX, FL and CO permits, stocking rates, barriers and owner fishing rules.
• What should our HOA board do about a dead animal on common area or a private street?Who removes a dead deer, bird, pet or fish on HOA common area, when to call the state wildlife agency first, and how to handle and dispose of it safely.
• How should our HOA care for the American flag and flagpole at the community entrance?Caring for an HOA entrance flag: night lighting, half-staff orders in TX, FL and CO, flying two flags on one pole, retiring worn flags and inspecting the pole.
• How does an HOA board approve a mural or public art on a perimeter wall or common area?How an HOA board approves a mural on a perimeter wall or common area: owner input, the artist contract, the federal VARA waiver, sealing, upkeep and removal.
• What should our HOA board do after a near-drowning or serious injury at the community pool?HOA board steps after a near-drowning or serious pool injury: clearing the water, who to call, CDC cleanup rules, a reopening checklist and the review afterward.
• How should an HOA plan for extreme heat at the pool, playground and community events?An HOA board's plan for extreme heat: which weather alerts trigger action, shade and water at the pool, hot playground slides, and when to cancel an event.
• How should an HOA board handle owner requests for a shelter at the school bus stop?How an HOA board decides on a school bus stop shelter: confirm the stop with the district, find who owns the land, plan for safety and upkeep, and word the vote.
• How should our HOA board handle a swim team that wants to use the community pool?How an HOA board handles a swim team request for the pool: practice hours, owner access, lifeguard and health rules, insurance, fees and a written agreement.
• How do we add a shade structure over the HOA playground?How an HOA board adds shade over the playground: where the posts can go, permits and wind ratings in TX, FL and CO, bids, the vote, and a reserve line for fabric.
• How do we set up guest Wi-Fi at the HOA clubhouse or pool?How to set up HOA clubhouse guest Wi-Fi: the right internet account, a guest network apart from cameras and door locks, settings, passwords and a use notice.
• How does an HOA board close the community pool for the season?How an HOA board closes the pool for the season: setting the date, keeping water clear, locking the gate, storing chemicals, the owner notice and a timeline.
• How should our HOA board plan for a power outage at the gates, pumps and pool?An HOA power outage plan for boards: what entry gates must do when power fails, lift stations and pumps, the pool after an outage, and owners on medical devices.
• How do we add bike racks to our HOA common area?How an HOA board adds bike racks to common area: counting demand, rack types, spacing and walkway clearances, anchoring, abandoned bikes, and a timeline.
• How should an HOA lend its folding tables, chairs and tools to owners?How an HOA board sets up a lending closet for folding tables, chairs, canopies and tools: what to lend, sign-out sheet, deposits, damage, insurance and wording.
• How do we write an HOA policy for owner remodels and contractor work?How an HOA board writes a construction policy for owner remodels: contractor hours, dumpsters and pods on private streets, damage deposits, debris and deadlines.
• How should our HOA board handle an owner who wants to reserve the pool for a private party?How an HOA board handles an owner's request to book the pool for a party: shared vs exclusive use, guest caps, health code limits, deposit, alcohol and a sample form.
• How should our HOA board handle an owner's request to remove or trim a healthy common-area tree?How an HOA board decides an owner's request to cut a healthy common-area tree: sorting the reason, arborist review, city permits, who pays, conditions and replanting.
• How do we set rules for kayaks and paddleboards on our HOA pond?How an HOA board writes kayak and paddleboard rules for a community pond: what the declaration allows, life jackets, one launch point, no gas motors, storage and waivers.
• How should our HOA board set hours and quiet hours for the pool, sports courts and other amenities?How an HOA board sets pool hours, pickleball and tennis court hours, lights-out times and guest limits, with rule wording, a sign and state enforcement steps.
• How should an HOA board inspect roofs after a hail storm?How an HOA board inspects roofs after hail: confirm the storm, run a documented roof walk, weigh cosmetic exclusions and the deductible, and avoid storm chasers.
• An owner asked for a new street light. How does our HOA board decide and who pays?How an HOA board handles an owner's request for a new street light: who would own it, utility install costs and monthly rates, neighbor notice and the vote.
• How should our HOA board review an owner's request for solar panels on a roof the association maintains?How an HOA board reviews solar on a townhome or condo roof the association maintains or owns: TX, FL and CO rules, roof warranty, a recorded agreement and a timeline.
• What should our HOA board do when a new FEMA flood map changes our community's flood zone?What an HOA board does when FEMA issues a new flood map: the 90-day appeal, LOMAs for common buildings, flood insurance, lender letters and what to tell owners.
• How should our HOA board set a lightning policy for the pool and courts, especially with no lifeguard?How an HOA board writes a lightning policy for the pool and courts: when to clear, the 30-minute wait, who decides with no lifeguard, sign wording and Texas rules.
• An owner asked us to paint a crosswalk on our private streets. How should the HOA board decide?How an HOA board decides on a marked crosswalk for private streets: where it helps, MUTCD design rules, signs, when paint is not enough, a sample motion and a timeline.
• How do we inspect and repair the seawall or bulkhead our HOA owns?How an HOA board inspects and repairs a seawall or bulkhead: failure signs, engineer and diver inspections, Florida, Texas and Corps permits, reserves and timeline.
• How do we repair or build a dumpster enclosure for our HOA?How an HOA board repairs or builds a dumpster enclosure: pad and apron thickness, gate width, bollards, truck clearance, permits, drainage and rodent control.
• How do we replace the shared carports in our HOA or condo community?How an HOA board replaces aging carports: who pays under the declaration, permits and wind and snow loads, steel vs aluminum, parking during work, and reserves.
• How do we inspect and maintain a bridge on our private HOA roads?Who inspects a bridge on private HOA roads, how often to hire an engineer, how to load-rate and post it, what to check after a flood, and how to fund repairs.
• How do we run a shared propane system that our HOA owns?When an HOA propane tank and piping serving 10 or more homes falls under federal pipeline safety rules, who the operator is, and how to contract and bill owners.
• How do we hire a security patrol company for our HOA?How an HOA board hires a security patrol company: patrol vs guard post, state license checks, post orders, contract and insurance terms, and what guards can't do.
• How do we schedule tent fumigation for an HOA or condo building?How an HOA or condo board schedules tent fumigation: who must move out, owner and tenant notice, Florida and Texas fumigation rules, security, re-entry and costs.
• How do we add or replace lighting on HOA walking paths and trails?How an HOA board lights walking paths and trails: bollards or poles, solar or wired, glare and sea turtle rules, who can wire it, 811, the vote and a timeline.
• How do we manage a low-water crossing on our HOA roads?How an HOA board runs a low-water crossing on private roads: depth gauges and signs, a closure gate, who closes it, flood alerts, owner notices and liability.
• How do we maintain an HOA splash pad and keep the water safe?How an HOA board runs a splash pad: which state rules apply in TX, FL and CO, daily water tests, UV or other Crypto treatment, required signs, and closing it safely.
• What can our HOA do about beavers damming the pond outlet or creek?What an HOA board can do about beavers: culvert fences, flow devices, tree wraps, trapping rules in TX, FL and CO, protecting the pond dam, and a motion to copy.
• How do we maintain and repair the boat ramp on our HOA lake or canal?How an HOA board inspects and repairs a boat ramp: scour at the toe, cracked slabs, algae, permits for in-water work, launch rules and invasive species checks.
• How do we add a drinking fountain or bottle filler at our HOA pool, park or clubhouse?How an HOA board adds a drinking fountain or bottle filler: ADA heights, lead-free parts, licensed plumbing and backflow, freeze protection, filters and flushing.
• How do we add or replace a picnic pavilion or gazebo on our HOA common area?How an HOA board adds or replaces a picnic pavilion or gazebo: owner approval, permits, wind and snow loads, accessible tables, reservation rules and reserves.
• How do we repair a boardwalk or footbridge on our HOA trail?How an HOA board inspects and repairs a trail boardwalk or footbridge: wetland permits, rail heights, rot at the piles, closing it safely and a repair timeline.
• How do we add trail maps, wayfinding signs and 911 location markers to our HOA trails?How an HOA board signs its trails: trailhead maps, numbered 911 location markers shared with dispatch, sign size and spacing, and a sample rollout timeline.
• How do we maintain a disc golf course on our HOA common area?How an HOA board keeps a disc golf course safe and playable: tee pads, basket height, buffers from homes and paths, worn ground, signs, liability and a budget.
• How do we maintain a gravel or crushed stone trail in our HOA?How an HOA board keeps a gravel or crushed stone trail firm and dry: drainage, washout and puddle repair, resurfacing specs, width and slope, clearing and bids.
• How do we run a common-area fire pit at our HOA amenity?How an HOA board runs a shared fire pit: burn bans in TX, FL and CO, fire code distances, gas vs wood, use rules, putting it out, ashes and insurance.
• How do we maintain an HOA sand volleyball court?How an HOA board keeps a sand volleyball court playable: sand depth and type, raking, drainage, net posts and padding, lines, weeds and animal waste.
• How do we inspect and maintain the community dock or fishing pier on our HOA lake?How an HOA board inspects and maintains a community dock or fishing pier: rot and pile checks, fasteners, railings, repair permits, rescue gear and storms.
• How do we add or maintain outdoor fitness equipment on our HOA trails?How an HOA board adds and maintains outdoor fitness stations on its trails: the ASTM F3101 standard, footings, surfacing, 811 calls, inspections and signs.
• How do we maintain an HOA outdoor basketball court?How an HOA board maintains an outdoor basketball court: hoop and pole checks, rims and nets, padding, cracks and puddles, lights, noise rules and a yearly log.
• How should an HOA run a swimming beach on the community lake?How an HOA board runs a lake swimming beach: state bathing place rules in TX, FL and CO, algae and bacteria testing, swim area buoys, lifeguards and closures.
• How do we maintain the shared grills at our HOA pool or pavilion?How an HOA board keeps shared charcoal and gas grills safe: fire code distances, propane tank rules, cleaning and leak checks, ash disposal and a rules sign.
• How do we maintain our HOA clubhouse kitchen?How an HOA board keeps a clubhouse kitchen clean and safe: health rules in TX, FL and CO, hood cleaning, extinguishers, fridge clean-outs and a renter checklist.
• How do we inspect and maintain the park benches and picnic tables in our HOA common areas?How an HOA board inspects and maintains park benches and picnic tables: an inventory, twice-yearly checks, refinishing wood, hardware, repairs and reserves.
• How do we maintain the decorative fountain or water feature at our HOA entrance?How an HOA board maintains an entrance fountain or water feature: Legionella control, chlorine and cleaning, pump and GFCI checks, algae, drought rules and winter.
• How do we maintain an HOA equestrian trail or horse arena?How an HOA board maintains a horse trail or riding arena: clearing and tread specs, arena footing, manure and runoff, shared-use rules, and equine liability signs.
• How should an HOA board manage a sledding hill on common area?How an HOA board decides whether to allow sledding on a common area hill, inspects the runout, posts rules and signs, and weighs Colorado and Texas liability law.
• How do we build or maintain a bocce or horseshoe court at our HOA?Court sizes, base and surface layers, sideboards, horseshoe stake and pit specs, access routes, and weekly upkeep for an HOA bocce or horseshoe court.
• How do we maintain the outdoor rinse shower at our HOA pool or beach?HOA pool or beach rinse shower upkeep for boards: flushing against Legionella, backflow devices, freeze protection, drains, water use and a season checklist.
• How do we set up and maintain a game room in our HOA clubhouse?How an HOA board sets up a clubhouse game room: pool and ping pong tables, tip-over and recall checks, fair housing limits on age rules, card games and upkeep.
• What should our HOA board do at the pool, clubhouse and drinking fountains during a boil water notice?Boil water notice at the HOA pool, clubhouse and fountains: what to shut off, ice and bottled water, TX and FL rules, and how to flush once the notice lifts.
• How do we maintain a rain garden or bioswale on HOA common area?How an HOA board keeps a rain garden or bioswale draining: storm inspections, sediment and inlet cleanout, plants and mulch, mosquito complaints, and permit duties.
• How do we maintain and run events at an HOA amphitheater or outdoor stage?How an HOA board keeps an amphitheater or outdoor stage safe: deck and seating checks, guardrails, power for events, noise rules, reservations and performer insurance.
• How do we maintain and set rules for an HOA skate park or pump track?How an HOA board keeps a skate park or pump track safe: an inspection log, concrete and coping repairs, surface care, helmet and hours rules, and insurance questions.
• How do we maintain and set rules for an HOA putting green?How an HOA board keeps a putting green playable: synthetic brushing and infill, natural grass mowing, cups and drainage, shoe and hours rules, and the replacement cycle.
• How do we run a seasonal ice skating rink on HOA common area?How an HOA board builds and runs a winter ice skating rink on common area: site, water source, flooding crew, lights, rules, insurance and spring turf repair.
• How do we maintain an HOA shuffleboard court?How an HOA board maintains outdoor shuffleboard courts: sweeping and beads, line repainting, cracks, discs and cues, shade, drainage, rules and when to rebuild.
• How do we maintain and set rules for an HOA sauna?How an HOA board maintains a shared sauna: heater stones, bench cleaning, temperature and time limits, posted health warnings, electrical checks and rules.
• How do we inspect and maintain the climbing boulder or climbing wall in our HOA park?How an HOA board keeps a climbing boulder or play climbing wall safe: fall height, surfacing depth, hold and bolt checks, age signs, closure notices and inspection logs.
• How do we inspect and maintain the zip line in our HOA park or playground?How an HOA board keeps a playground zip line or cable ride safe: state ride law in TX, FL and CO, insurance, part-by-part checks, closure notices and sign wording.
• How do we maintain the racquetball or squash court in our HOA clubhouse?How an HOA board keeps a racquetball or squash court in shape: maple floor care, walls, glass doors, lights, eyewear rules, booking, closures and TX, FL, CO notice law.
• How does an HOA board run a hot tub or spa at the community pool?How an HOA board runs a community hot tub or spa: TX, FL and CO spa rules, chlorine and test schedule, the 104 F limit, required signs, draining and owner rules.
• How should our condo association keep owners' unit keys on file?How a condo board runs a unit key program: owner consent forms, a locked key box and log, when the board may enter, rekeying after a sale, and owners who say no.
• How do we maintain and run the pool lift at our HOA pool?How an HOA board keeps a pool lift working: when the ADA applies, 2010 Standards specs, battery charging, weekly checks, seasonal storage, rules and a log.
• How do we run a holiday tree recycling drop-off for our HOA?How an HOA board runs a Christmas tree recycling drop-off: city pickup rules, a drop-off spot and dates, no tinsel or stands, fire risk, mulch reuse and owner notice.
• How do we maintain a rubber walking path or running track in our HOA?How an HOA board maintains a rubber walking path or track: cleaning, vacuum sweeping, snow care, weeds, patches, resurfacing budget, rules and closure notices.
• How do we clean and maintain the storm drain inlets on our private HOA streets?How an HOA board runs a storm drain inlet cleaning program: map your inlets, inspect yearly, clean at half full, hire a vac truck, handle leaf season and dumping.
• How do we set up smart irrigation controllers and rain sensors on our HOA's common areas?How an HOA board replaces old sprinkler timers with smart irrigation controllers: rain and flow sensors, zone programming, watering rules and who holds the login.
• How do we maintain a natural grass sports field in our HOA?How an HOA board keeps a grass sports field playable: mowing heights, aeration, overseeding worn goal areas, wet-field closures and anchoring soccer goals.
• How do we maintain the artificial turf in our HOA dog park or play area?How an HOA board cares for artificial turf in a dog park or play area: rinsing and odor control, brushing, infill checks, heat, fall safety and replacement.
• How do we maintain and inspect the central boiler in our HOA condo building?How a condo board keeps a central boiler certified in Texas, Florida and Colorado, books annual service, preps for the state inspector and plans for replacement.
• How do we test and maintain the sump pumps in our HOA building?How an HOA board finds every sump pump it owns, tests floats and alarms each quarter, adds battery backup, handles elevator pit pumps and keeps a service log.
• How do we maintain the grease trap in our HOA clubhouse kitchen?How an HOA board maintains a clubhouse grease trap: pumping intervals, TX, FL and CO hauler and manifest rules, event drain rules and a records file.
• How do we set up and maintain a car wash station in our HOA?How an HOA board sets up a shared car wash station: where the wash water can legally go, the pad and hose setup, posted rules, upkeep and water costs.
• How do we control humidity and chlorine odor at our HOA indoor pool?How an HOA board keeps indoor pool humidity at 40 to 60 percent, clears chloramine odor, runs the air handler year-round, and stops condensation damage.
• How do we maintain and safely run the trash compactor in our HOA building?How an HOA board keeps a trash compactor safe and working: lockout and key control, the annual NFPA 82 inspection, leak checks, hauler pulls and the service contract.
• How do we test the carbon monoxide detectors and exhaust fans in our HOA parking garage?How an HOA board tests parking garage carbon monoxide detectors and exhaust fans: what the mechanical code asks, a testing log, alarm response and wording to copy.
• How do we set up and maintain a pet wash station in our HOA?How an HOA board sets up a dog wash station: sewer hookup and hair trap, water temperature, GFCI outlets, posted rules, a cleaning schedule and enforcement.
• How do we get an insurance appraisal of our HOA buildings, and how often do we need one?How an HOA or condo board orders a replacement cost insurance appraisal, what Florida, Texas and Colorado require, and how to use it to set the policy limit.
• What does our HOA board have to do before suing the builder over construction defects?The pre-suit steps for an HOA construction defect claim: deadlines, engineer reports, builder notice and owner votes under Texas, Florida and Colorado law.
• What should our HOA board do after a pool chemical spill or chlorine exposure at the community pool?HOA board steps after a pool chemical spill or chlorine fumes: first aid, who to call, finding the cause, feeder shutoffs, safe storage, and an owner notice.
• How do we split duties between our HOA and the metro district that serves our community?How an HOA board works out who maintains, insures and enforces what when a metro district, CDD or MUD overlaps the community, with a sample agreement and calendar.
• A house in our HOA burned down. What does the board do about dues, the lot and the rebuild?What an HOA board does when a single-family home burns: dues and payment plans, securing the lot, rebuild deadlines that fit the insurance clock, and fair enforcement.
• What should our HOA board do when someone poops or has diarrhea in the community pool?HOA pool fecal incident steps for boards: formed stool vs diarrhea, CDC chlorine levels and closure times, the stabilizer problem, the log, and an owner notice.
• How do we get bats out of our HOA clubhouse or pavilion?How an HOA board removes bats from a clubhouse or pavilion: rabies exposure steps, legal exclusion dates in Texas, Florida and Colorado, bids and a timeline.
• How should an HOA board handle venomous snakes on common area?What an HOA board does about venomous snakes on common area: habitat cleanup, vendor rules, who to call in TX, FL and CO, killing and relocation limits, bite first aid.
• How do we test for radon in our HOA clubhouse?How an HOA board tests a clubhouse for radon: EPA's 4 pCi/L action level, short and long tests, detector placement, follow-up tests, mitigation bids and records.
• How do we find and fix a leak in our HOA pool?How an HOA board confirms a pool leak with a bucket test, narrows it to plumbing or shell, hires leak detection, checks drain covers and permits, and pays for it.
• How should our HOA run the pool, courts and clubhouse on wildfire smoke days?When an HOA board should close the pool, courts and playground for wildfire smoke, how to read the AQI, filter the clubhouse air and notify owners.
• What should our HOA board do about toxic blue-green algae in the community pond?How an HOA board handles toxic blue-green algae in a community pond: warning signs, keeping dogs out, testing, reporting in TX, FL and CO, treatment and reopening.
• How do we prevent ice dams on our HOA condo and townhome roofs?How an HOA board prevents ice dams on condo and townhome roofs: attic air sealing, insulation, venting, roof raking, heat cable limits, and who pays for leaks.
• How do we stop pigeons from roosting and nesting on our HOA buildings?How an HOA board stops pigeons roosting on buildings: legal status in TX and CO, netting and ledge fixes, safe droppings cleanup, feeding rules and contractor bids.
• How do we stop woodpeckers from damaging our HOA siding and trim?How HOA boards stop woodpecker holes in siding and trim: protected-bird rules, insect checks, netting and repairs, timing, and when a federal permit applies.
• How should our HOA handle carpenter bees boring into wood trim and fascia?A board plan for carpenter bees in HOA fascia, eaves and trim: when to treat, how to plug and paint the holes, who pays, and how to hire a licensed pest contractor.
• How do we get rid of iguanas on our Florida HOA's common areas?How a Florida HOA board deals with green iguanas on common areas: what FWC rules allow, hiring a trapper, burrows under seawalls and sidewalks, and owner notices.
• How do we handle swallow nests under our HOA's eaves and breezeways?How HOA boards handle barn and cliff swallow nests on buildings: federal and state nest rules, a removal and barrier calendar, droppings, swallow bugs and notices.
• How do we get squirrels or raccoons out of our HOA's attics?How an HOA board gets squirrels and raccoons out of condo and townhome attics: baby season timing, one-way doors, TX, FL and CO trapping rules, and cleanup.
• How do we stop armadillos digging up our HOA's common turf and flower beds?How an HOA board stops armadillos digging up common turf and beds in Texas and Florida: watering, fencing, trapping rules, why grub killer fails, and owner notice.
• How do we get rid of rats around our HOA's trash enclosures and buildings?How an HOA board gets rid of rats at trash enclosures and buildings: roof vs Norway rats, sealing gaps, bait station rules, pest contract scope, and safe cleanup.
• How do we stop feral hogs from tearing up our HOA common areas?What an HOA board does when feral hogs root up turf and pond banks: confirm the damage, hire a trapper, Texas and Florida rules, fencing, owner notice.
• How do we get skunks or opossums out from under our HOA's decks, stoops and sheds?How an HOA board gets skunks and opossums out from under decks, stoops and sheds: timing around kits, buried wire, one-way doors, state trapping rules, rabies.
• How do we get rid of moles and pocket gophers tearing up our HOA's common turf?How an HOA board stops moles and pocket gophers in common turf: telling the mounds apart, trapping, bait and license rules in TX, FL and CO, and drip line damage.
• How do we stop voles from girdling trees and shrubs on our HOA common areas?How an HOA board stops voles from girdling common area trees and shrubs: fall mowing, trunk guards, clearing mulch, trapping, bait rules and a yearly schedule.
• How does our HOA legally addle or oil Canada goose eggs at the community pond?How an HOA board registers with USFWS to oil or addle Canada goose eggs, when to search for nests, the October report, state rules in TX, FL and CO, and buffers.
• How do we reduce ticks on our HOA trails and open space?How an HOA board cuts tick bites on trails and open space: find the hot spots, mow and clear trail edges, post signs, and hire a licensed applicator if you spray.
• How do we control poison ivy on our HOA trails and common areas?How an HOA board finds, removes and keeps poison ivy off trails and common areas: crew safety, no burning, herbicide licensing in TX, FL and CO, and owner notices.
• How do we manage prairie dogs on our HOA open space in Colorado?How a Colorado HOA board handles a prairie dog colony on open space: CPW relocation permits, county approval, barrier specs, licensed control and plague safety.
• How does our HOA comply with Colorado noxious weed law on our open space?What Colorado's Noxious Weed Act asks of an HOA board: List A, B and C weeds, county notices and the 10-day reply, penalties, licensed crews and a yearly plan.
• How do we build bear-resistant trash enclosures for our HOA in Colorado?Colorado HOA boards: what the 2026 bear-luring law and local codes require, how to build or buy a bear-resistant trash enclosure, and owner rules.
• How does our Florida HOA deal with feral Muscovy ducks on the common areas?How a Florida HOA board handles feral Muscovy ducks: the federal control order, FWC trapping rules, no relocation, nest control, feeding rules and owner conflict.
• How do we get rid of Brazilian pepper, air potato and other invasive plants on our Florida HOA's common areas?How a Florida HOA board removes Brazilian pepper, air potato, cogongrass and climbing fern from common areas: legal limits, timing, contractor scope and follow-up.
• How do we control white grubs in our HOA's common area turf?How an HOA board confirms white grubs, counts per square foot, times preventive or curative treatment, and hires a licensed applicator in TX, FL and CO.
• How do we prevent and contain oak wilt in our Texas HOA's oak trees?How a Texas HOA board stops oak wilt: the Feb 1 to June 30 pruning ban, painting wounds, red oak removal, 4-foot trenches, injections and state cost-share.
• How do we take care of the palm trees on our Florida HOA's common areas?How a Florida HOA board cares for common-area palms: pruning limits, no hurricane cuts, the right palm fertilizer, lethal bronzing, Ganoderma and storm prep.
• How should our Colorado HOA plan for emerald ash borer in its common-area ash trees?A Colorado HOA board's emerald ash borer plan: count the ash, decide which to treat or remove, hire a licensed applicator, dispose of wood and replant.
• How do we find and control chinch bugs in our HOA's St. Augustine common turf?How an HOA board confirms chinch bugs in St. Augustine turf with a flotation test, sets a treatment threshold, rotates insecticides and fixes watering in TX and FL.
• How do we diagnose and treat large patch and take-all root rot in our HOA's St. Augustine common turf?How an HOA board tells large patch from take-all root rot in St. Augustine turf, gets a lab diagnosis, fixes watering and fertilizer, and times fungicides in TX and FL.
• How do we find and stop fall armyworms and sod webworms in our HOA's common turf?How an HOA board confirms fall armyworms or sod webworms with a soap flush, sets a treatment trigger and times a spot treatment in TX, FL and CO common turf.
• How do we find and control mole crickets in our HOA's common turf in Florida or Texas?How an HOA board confirms mole crickets with a soap flush, treats young nymphs in early summer and cuts lighting and watering that draw them to common turf.
• How do we get rid of nutsedge in our HOA's common area lawns?How an HOA board identifies yellow and purple nutsedge, fixes the wet soil behind it, and times spot treatments in common turf before new tubers form.
• How do we stop spring dead spot from coming back in our HOA's bermudagrass every year?How an HOA board maps spring dead spot in bermudagrass, times fall fungicide by soil temperature, fixes thatch and late nitrogen, and helps the patches fill in.
• How do we deal with fairy rings and mushrooms popping up in our HOA's common turf?How an HOA board sorts cosmetic fairy rings from damaging ones, rewets dead rings, handles mushroom safety questions, and skips fungicides that rarely work.
• How do we get rid of dollarweed in our HOA's St. Augustinegrass common areas?Why dollarweed takes over HOA St. Augustine lawns, how to cut irrigation to starve it, which herbicides are safe in summer heat, and contract wording to use.
• When should our HOA apply crabgrass pre-emergent on common turf, and how do we plan the program?When an HOA should apply crabgrass pre-emergent in Texas, Florida and Colorado, how to split it, avoid seeding and sod conflicts, and word the landscape contract.
• How do we treat gray leaf spot in our HOA's St. Augustinegrass common areas?How HOA boards spot gray leaf spot in St. Augustinegrass, cut summer nitrogen and night watering, time fungicides, and write the landscape contract to prevent it.
• How do we control dollar spot in our HOA's common area turf?How HOA boards identify dollar spot in common turf, fix the low nitrogen and long dew periods behind it, and decide when a fungicide program is worth paying for.
• How do we deal with moss taking over shady areas of our HOA's common turf?How HOA boards fix moss in shady common turf: find the cause, add light, pick shade-tolerant grass, change care, or switch the area to groundcover or mulch.
• How do we get rid of sandburs (grassburs) in our HOA's common turf, playgrounds and dog paths?How HOA boards control sandburs and grassburs in common turf: thicken thin grass, time split pre-emergent treatments, pick up burs, and write the landscape contract.
• How do we manage Japanese beetles on our Colorado HOA's roses, lindens and other landscaping?A Colorado HOA board's Japanese beetle plan: protect key plants, hand-pick instead of trapping, spray only bee-safe, and keep grub treatment a separate decision.
• How do we keep bermudagrass from creeping into our HOA's common-area flower beds?How HOA boards keep bermudagrass out of common-area flower beds: deep edging, the right mulch, timed grass-selective sprays and bed crew contract wording.
• How do we control chiggers in our HOA common areas and trails?How an HOA board handles chigger complaints: find hot spots with a black card test, mow and open up brushy edges, spot treat only with a licensed applicator.
• How do we control brown patch in our HOA's tall fescue common turf?How HOA boards spot brown patch in tall fescue, cut summer nitrogen and evening watering, and decide when a preventive fungicide program is worth the money.
• How do we control cattails and shoreline weeds in our HOA pond?How an HOA board controls cattails and shoreline weeds in a pond: how much to keep, cutting below the waterline, aquatic herbicides, and TX, FL and CO permit rules.
• How do we plan a tree planting program for our HOA's common areas?How an HOA board plans common-area tree planting: choosing sites and species, planting season, a contract planting spec, two years of watering and a budget.
• How do we get rid of duckweed and watermeal covering our HOA pond?How an HOA board controls duckweed and watermeal on a pond: telling them apart, cutting nutrients, skimming, aquatic herbicides, fish kill risk and permits.
• How do we get English ivy and other climbing vines off the trees on our HOA common areas?How an HOA board gets English ivy, wisteria and other vines off common-area trees: the cut-and-ring method, herbicide timing, TX, FL and CO rules, and a motion.
• How do we replace the Bradford pear trees on our HOA common areas?How an HOA board replaces Bradford and Callery pear trees: why they split and spread, TX, FL and CO rules, stump treatment, native picks and a phased plan.
• How do we treat crape myrtle bark scale on our HOA's crape myrtles?How an HOA board spots and treats crape myrtle bark scale: white felt and black sooty mold, soil drench timing, trunk washing, licensing and a sample year.
• How do we control bagworms on our HOA's junipers and evergreens?How an HOA board controls bagworms on junipers and evergreens: winter hand picking, spray timing on young larvae, licensing, contract wording and a sample year.
• How should our HOA prune crape myrtles without topping them?How an HOA board stops crape murder: when to prune crape myrtles, a no-topping clause for the landscape contract, and how to fix trees that were already topped.
• How do we keep mulch beds from starting fires against our HOA buildings?How an HOA board prevents mulch bed fires: a stone strip at the walls, which mulches burn fastest, smoking spots, contract wording, owner rules and a timeline.
• How do we control poison hemlock on our HOA common areas?How an HOA board finds and removes poison hemlock on common areas: telling it from wild carrot, crew safety, mowing and herbicide timing, and Colorado rules.
• How do we get rid of kudzu on our HOA common areas?How an HOA board gets rid of kudzu on greenbelts and common areas: finding root crowns, herbicide timing, a multiyear plan, and Texas and Florida noxious weed rules.
• How do we deal with mistletoe in our HOA's common area trees?How an HOA board manages mistletoe in common area trees: oak mistletoe vs dwarf mistletoe on pines, pruning cuts and timing, when to remove a tree, and contract wording.
• How do we get rid of Chinese privet on our HOA common areas?How an HOA board removes Chinese privet from greenbelts and fencerows: identification, cut-stump and spray timing, Texas and Florida rules, and what to replant.
• How do we control fire blight on the crabapples, pears and hawthorns in our HOA?How an HOA board controls fire blight on crabapple, ornamental pear, hawthorn and loquat trees: spotting it, dormant pruning cuts, bloom sprays and resistant trees.
• How do we protect our Colorado HOA's pine trees from mountain pine beetle and Ips beetles?How a Colorado HOA board protects common-area pines from mountain pine beetle and Ips: fall surveys, removing infested trees, preventive bark sprays and slash rules.
• Why are our HOA's trees turning yellow with green veins, and how do we treat iron chlorosis?How an HOA board diagnoses and treats iron chlorosis in yellowing common-area trees and shrubs: soil pH tests, watering fixes, iron chelates and tolerant trees.
• How do we get rid of the burweed stickers in our HOA's common-area lawns?How an HOA board stops lawn burweed stickers in common turf: fall preemergence timing, winter sprays before the spines harden, grass-safe products and licensed crews.
• How do we control ficus whitefly on our Florida HOA's ficus hedges?How a Florida HOA board scouts for ficus whitefly, times a systemic hedge treatment, rotates insecticides, prunes safely and decides when to replace a hedge.
• How do we stop powdery mildew on our HOA's crape myrtles?How an HOA board stops powdery mildew on common area crape myrtles: resistant cultivars, sun and air flow, sucker removal, fungicide timing and a replanting plan.
• How do we control lace bugs on our HOA's common area azaleas?Azalea lace bugs turn HOA azaleas silver and speckled. How boards scout, time spring treatment, fix sunny beds, pick resistant plants and hire a licensed applicator.
• How do we deal with rugose spiraling whitefly on our Florida HOA's palms and shade trees?How a Florida HOA board handles rugose spiraling whitefly on palms and gumbo limbo: check for parasites, wash first, treat with systemics only where needed.
• What should our Florida HOA do when lethal bronzing shows up in the community's palms?What a Florida HOA board does when lethal bronzing hits its palms: lab-test suspects, remove positives fast, inject nearby palms and replant with non-host species.
• How do we get rid of tea scale on the camellias and hollies in our HOA's landscaping?How an HOA board handles tea scale on camellias and hollies: confirm it is alive, prune, time oil sprays to crawlers, and use soil systemics only on heavy beds.
• Sticky drip from our HOA's trees is coating cars and sidewalks. What is it and what should the board do?Sticky drip on cars under HOA trees is honeydew from aphids, scales or whiteflies. How a board finds the insect, cleans up early, treats rarely and replants.
• How should our HOA board do a monthly walk-through of the common areas?How an HOA board runs a monthly common area walk-through: who walks, a fixed route and checklist, photos, a hazard log, work orders, and the records to keep.
• How should our HOA board dispute a vendor invoice that looks wrong?How an HOA board disputes a wrong vendor invoice: check it against the contract, short-pay the disputed lines in writing, avoid paid-in-full traps, and settle it.
• How does an HOA board hire a structural engineer?When an HOA board needs a structural engineer, how to check the license in TX, FL and CO, write the scope letter, compare fees and read the sealed report.
• How should our HOA board report and track streetlight outages?How an HOA board handles streetlight outages: who owns each pole, reporting with the pole number, a tracking log, follow-up dates and Florida's 60-day repair rule.
• How do we keep an inventory of HOA equipment and property?How an HOA board builds an equipment and asset inventory: what to list, tags and serial numbers, a yearly count, matching the insurance schedule, and disposal votes.
• Does our HOA need cyber insurance, and how should the board buy it?Does an HOA need cyber insurance? What a cyber policy pays for, the wire fraud gap between cyber and crime coverage, and the questions to ask before the board buys.
• What should our Florida HOA board do about gopher tortoise burrows on common area?Gopher tortoise burrows on Florida HOA common area: the 25-foot rule, when the board needs an FWC permit, 2026 permit costs, and how to plan projects near burrows.
• What should an HOA board do when a vendor or contractor files bankruptcy in the middle of a contract?What an HOA board does when a contractor or vendor files bankruptcy: the automatic stay, the contract, a proof of claim for the deposit, bonds and unpaid subs.
• Our insurer sent the HOA a premium audit request. How should the board respond?How an HOA board handles a workers' comp or liability premium audit: records to pull, contractor certificates, checking the worksheet, and disputing a bill in TX, FL, CO.
• Our contractor sent a change order mid-project. How should the HOA board review and approve it?How an HOA board reviews a contractor change order: sort the cause, check the price, approve within set limits, track the contingency and pay on time.

Recent state law changes and what a self-managed board has to do about them.

• What do the 2025 Texas HOA law changes mean for volunteer boards?2025 Texas HOA law changes for boards: SB 711 fence and architectural committee rules, electronic ballots, drought lawns, plus the 2023 fine and lien rules.
• What do the 2024-2026 Florida HOA law changes require of volunteer boards?Florida HOA law changes for boards: HB 1203 director education, fines and hearings, records crimes, architectural limits, plus the 2026 building permit rule.
• What do recent Colorado HOA law changes require of volunteer boards?Colorado HOA law changes 2022-2026 for boards: CCIOA fine caps, delinquency contact rules, foreclosure limits, plug-in solar, assistance animals, handover.
• What do the 2024-2026 California HOA law changes mean for volunteer boards?California HOA law changes for boards: the $100 fine cap, 2027 election notices, AC, heat pump and window rights, EV chargers, and the 2032 reserve funding rule.
• What do the 2023-2026 Arizona HOA law changes require of volunteer boards?Arizona HOA law changes for boards: open-session voting, meeting recordings, new foreclosure thresholds, fines off the lien, shade structures, resale disclosures.
• What changed in North Carolina HOA law in 2025 and 2026, and what must boards do?North Carolina HOA law changes for boards: the 2026 flag rule, a new nonprofit annual report due November 15, and why the 2025 HOA reform bills are not law.
• What do the 2023-2026 Virginia HOA law changes require of volunteer boards?Virginia HOA law changes for boards: the Resale Disclosure Act, the $5,000 foreclosure floor, management contract exits, special assessments, and lien records.
• What do the 2025 and 2026 Maryland HOA law changes require of volunteer boards?Maryland HOA law changes for boards: 2025 reserve funding plans and independent election counts, plus 2026 rules on common-area EV charging and sign windows.
• What does Georgia's 2026 HOA law, SB 406, require of volunteer boards?Georgia's 2026 HOA law for boards: Secretary of State registration from January 2027, the $100 fee, owner complaints, payment order rules and new lien steps.
• What do Utah's 2026 HOA law changes mean for volunteer boards?Utah's 2026 HOA laws for boards: the 10 business day records deadline, budget rules, declaration limits, reinvestment fee caps and ombudsman changes.
• What do Washington's 2025 and 2026 HOA law changes mean for volunteer boards?Washington HOA law changes for boards: the 15 minute owner comment rule, ballot counting, the $100,000 audit threshold, resale certificate fees and fire-hardening.
• What do Nevada's 2025 HOA law changes mean for volunteer boards?Nevada HOA law changes for boards: AB 396 rental rules, the 15 and 35 day solar deadlines, religious door displays, resale insurance proof and the SB 121 veto.
• What do the 2023-2026 Tennessee HOA law changes mean for volunteer boards?Tennessee HOA law changes for boards: the 2027 fidelity bond rule, the EV charger law, condo reserve studies every five years, and the bills that died.
• What do the 2024 and 2025 New Jersey HOA law changes require of volunteer boards?New Jersey HOA law changes for boards: reserve studies every five years, the 85 percent funding notice, and structural inspections of condo buildings.
• What do the 2025 and 2026 Illinois HOA and condo law changes require of volunteer boards?Illinois HOA and condo law changes for boards: a written collection policy before suing, an owner website by 2028, emailed financials and parking rules.
• What does South Carolina HOA law require of volunteer boards, and what has changed since 2018?South Carolina HOA law for boards: recording rules by January 10, budget meeting notice, remote member voting, records requests, and the 2026 bills not yet law.
• What do Minnesota's 2026 HOA law changes require of volunteer boards before January 1, 2027?Minnesota 2026 HOA law for boards: the $100 fine cap, late fee and interest limits, a collection policy, open meetings and bids over $50,000, starting 2027.
• What do Idaho's 2024-2026 HOA law changes require of volunteer boards?Idaho HOA law for boards: one owner per lot on the board, the 50% proxy cap, the 2026 ADU covenant ban, 30-day fine notices and free account statements.
• What do Michigan's recent HOA law changes require of volunteer boards?Michigan HOA law for boards: the required solar energy policy, the 30-day solar decision, upgrades owners need no approval for, and the 2027 deed restriction deadline.
• What do Oregon's recent HOA law changes require of volunteer boards?Oregon HOA law for boards: the 2026 fire-hardening rule and its 90-day deadline, limits on banning manufactured homes, and new steps before a defect lawsuit.
• What do Indiana's 2026 HOA law changes require of volunteer boards?Indiana HOA law for boards in 2026: 4-day meeting notice with an agenda, a fine schedule before any fine, tighter no-quorum budgets, and a $50 resale letter cap.
• What does Louisiana's Planned Community Act require of volunteer HOA boards?Louisiana HOA law for boards: the 2024 Planned Community Act, open board meetings, budget ratification, new lien steps, and the 2027 vacant lot disclosure rule.
• What do the 2025 and 2026 Connecticut common interest community law changes mean for HOA boards?Connecticut HOA law changes for boards: the 2026 rooftop solar rule and its 2028 opt-out vote, owner-petitioned audits, manager disclosures and budget votes.
• What do the 2026 Iowa HOA law changes mean for volunteer boards?Iowa HOA law for boards: the 2026 dues certification and transfer fee schedule, 10-day records access under 499C, ADU rules and the 21-year covenant claim.
• What do the 2025 Montana HOA law changes mean for volunteer boards?Montana HOA law for boards: the 2025 covenant abandonment defense, the 2-year consistent enforcement test, the 15-year dormant rule and lot entry permission.
• What does New Hampshire's 2026 HOA law, HB 1523, require of volunteer boards starting in 2027?New Hampshire HOA law for boards: HB 1523 records list, 15-day inspection rule, copy fee cap, executive session limits and owner votes on conflicted contracts.
• What do Hawaii's 2026 HOA and condo laws, Acts 37 and 100, change for volunteer boards?Hawaii HOA law for boards: 2026 Acts 37 and 100 on cumulative voting with write-ins and the small condo reserve study review waiver, with sample motions.
• What do Arkansas's 2025 condo and HOA law changes, Acts 516 and 558, mean for volunteer boards?Arkansas HOA and condo law for boards: what Act 516 changed in the Horizontal Property Act, who must opt in, and Act 558's construction defect notice rules.