HOA Laws in Pennsylvania: What Boards and Homeowners Need to Know

Updated May 2026  ·  est. 10,000+ HOAs in Pennsylvania

Overview: How Pennsylvania HOA Law Works

Pennsylvania adopted the Uniform Planned Community Act (UPCA), providing a comprehensive governance framework for planned community HOAs modeled on national model law. The UPCA requires financial record maintenance, annual disclosures, open board meetings, and gives associations a 6-month super-priority assessment lien over first mortgages. Pennsylvania also has a separate Uniform Condominium Act with a parallel structure, and condominium associations benefit from the same super-priority lien provision.

Every HOA in Pennsylvania is governed by a combination of state law and its own governing documents - typically the Declaration of Covenants, Conditions, and Restrictions (CC&Rs), bylaws, and rules and regulations. Where state law and governing documents conflict, state law generally controls. Where state law is silent, the governing documents fill the gap.

Key Pennsylvania HOA Laws and Requirements

• Pennsylvania's Uniform Planned Community Act (UPCA, 68 Pa. C.S. § 5101 et seq.) governs planned community HOAs and is based on a national model law adopted in many states.
• Condominium associations are governed by the Pennsylvania Uniform Condominium Act (68 Pa. C.S. § 3101 et seq.), a parallel statute with similar structure.
• Under 68 Pa. C.S. § 5315, a Pennsylvania HOA's assessment lien has super-priority over a first mortgage for a defined amount (generally 6 months of assessments), ranking ahead of the first mortgage lender in a foreclosure.
• HOAs must maintain financial records and make them available to members on request under the UPCA; annual financial disclosures are required.
• Board meetings must be open to members with proper advance notice; executive sessions are restricted to specific topics under the UPCA.
• Pennsylvania planned community HOAs should maintain reserve funds as a matter of good governance; the UPCA encourages reserve planning though does not mandate full reserve funding for all communities.
• Pennsylvania has no dedicated state agency for HOA dispute resolution; homeowners must use internal procedures or file in Pennsylvania Court of Common Pleas.
• HOA managers in Pennsylvania are not required to hold a state-issued community association management license.

What Pennsylvania Homeowners Have a Right To

Regardless of what any individual HOA's governing documents say, Pennsylvania homeowners in HOA communities generally have the right to:

• Access financial records and meeting minutes (within timeframes set by state law or governing documents)
• Receive notice before fines are imposed and an opportunity to be heard
• Attend board meetings (with limited exceptions for executive sessions)
• Inspect and receive copies of the community's governing documents
• Vote in board elections and on major community decisions
• Receive proper notice before assessments are collected by lien or legal action

Assessment Collection in Pennsylvania

When a homeowner fails to pay assessments in Pennsylvania, the HOA's typical collection process follows these steps:

1. Written notice of delinquency sent to the homeowner
2. Late fees applied after the grace period specified in governing documents (or as set by state law)
3. Lien filed against the property after notice and applicable cure period
4. If unpaid, the HOA may pursue legal action or foreclosure per Pennsylvania law and the governing documents

Pennsylvania's specific procedures, notice periods, and lien priority rules are set by Pennsylvania Uniform Planned Community Act (68 Pa. C.S. § 5101 et seq.) and the association's governing documents. Boards should consult legal counsel before initiating collection actions.

Fines and Enforcement

Most Pennsylvania HOAs can impose fines for rule violations, but procedural requirements must be followed. In general:

• The homeowner must receive written notice of the alleged violation
• There must be an opportunity to cure the violation or be heard before a fine is imposed
• Fine amounts must be established in the community's schedule of fines (typically in the rules and regulations)
• Fines may be collected as assessments and, if unpaid, can become part of an assessment lien

How Software Helps Pennsylvania Boards Stay Compliant

The procedural requirements under Pennsylvania HOA law - notice before fines, member record access, financial transparency - are exactly what good HOA software automates:

• Violation notices are timestamped and logged automatically, creating the audit trail Pennsylvania law requires
• Payment history is visible to residents in their portal, satisfying member record access rights
• Financial reports can be generated and shared with members on demand
• Document storage keeps governing documents accessible to all members at any time

Frequently Asked Questions: HOA Law in Pennsylvania

What does Pennsylvania's Uniform Planned Community Act (UPCA) require of HOA boards?

The Pennsylvania UPCA (68 Pa. C.S. § 5101 et seq.) requires HOA boards to maintain financial records and make them available to members on request, hold annual meetings with proper notice, conduct elections in accordance with the act and governing documents, and follow specified procedures for assessment lien recording and enforcement. The UPCA is based on a national model law and provides a comprehensive governance framework for Pennsylvania planned community HOAs.

How does Pennsylvania HOA lien priority work relative to mortgage liens?

Under 68 Pa. C.S. § 5315, a Pennsylvania HOA's assessment lien has a limited super-priority over first mortgages for a specified amount -- generally 6 months of assessments. For the super-priority portion, the HOA lien ranks ahead of the first mortgage in a foreclosure. For amounts beyond the super-priority cap, the HOA lien is subordinate to the first mortgage. This structure affects lender practices in Pennsylvania planned communities.

Are Pennsylvania condominium associations governed by the same law as planned community HOAs?

No. Pennsylvania has separate statutes for planned community HOAs (the UPCA, 68 Pa. C.S. § 5101) and condominium associations (the Uniform Condominium Act, 68 Pa. C.S. § 3101). Both are based on national model laws and have similar structures, but condominiums have additional provisions specific to shared-ownership units and common elements. The applicable statute depends on how the community was legally organized at the time of creation.

Does Pennsylvania require HOAs to maintain a reserve fund?

The Pennsylvania UPCA encourages reserve planning and financial transparency, but does not impose a strict statutory mandate for planned community HOAs to maintain a specific reserve fund level. Condominium associations under the Uniform Condominium Act have similar reserve planning expectations. Financial advisors recommend that Pennsylvania HOAs conduct reserve studies and fund reserves adequately for their common element needs.

How are Pennsylvania HOA disputes resolved?

Pennsylvania has no dedicated state agency for HOA dispute resolution. Homeowners with complaints must use whatever internal dispute resolution procedures appear in their governing documents, pursue mediation or arbitration if available, or file a civil lawsuit in the Pennsylvania Court of Common Pleas. A Pennsylvania real estate attorney familiar with the UPCA can help evaluate the best approach for a specific dispute.