For volunteer board members

Kentucky HOA Rules for Board Members (2026)

New to a Kentucky HOA or condo board? Before you send a violation letter or set a fine, it helps to know what the law actually says. Here are the Kentucky rules in plain words, each with its statute section and a link to the official text.

Kentucky HOAs under the Planned Community Act (in effect since June 29, 2023) and condominiums under the Kentucky Condominium Act (fine power, lien and records sections also reach older condominiums for events after January 1, 2011). Before any fine the Board must give the owner written notice and the opportunity to be heard; the cure period, the hearing timing, the notice form and the fine amounts come from your documents, and Kindly Board says so wherever a step comes from them. Unclear: whether the notice-and-hearing rule overrides an older (pre-June 29, 2023) declaration that sets a different hearing step. Kindly Board gives notice and a hearing in every case; ask a Kentucky attorney about the conflict.

The short version:

Unpaid fine is covered by the HOA's lien from (30 days after it was due): KRS 381.799(1): the HOA's continuing lien covers assessments, fines, late fees, collection costs and reasonable attorney fees that remain unpaid 30 days after they became due. A reminder only; ask a Kentucky attorney before any lien step.
Condominiums only: start enforcing the lien by (5 years after the full amount was due): KRS 381.9193(5): a condominium lien is extinguished unless enforcement proceedings start within 5 years after the full amount becomes due. Counted from the fine's due date; act well before it, with a Kentucky attorney.

Updated October 2026. Not legal advice.

Key Kentucky deadlines at a glance

Deadline	What the law says
Unpaid fine is covered by the HOA's lien from (30 days after it was due)	KRS 381.799(1): the HOA's continuing lien covers assessments, fines, late fees, collection costs and reasonable attorney fees that remain unpaid 30 days after they became due. A reminder only; ask a Kentucky attorney before any lien step. KRS 381.799(1), (2)
Condominiums only: start enforcing the lien by (5 years after the full amount was due)	KRS 381.9193(5): a condominium lien is extinguished unless enforcement proceedings start within 5 years after the full amount becomes due. Counted from the fine's due date; act well before it, with a Kentucky attorney. KRS 381.9193(1), (5)

Which Kentucky law applies

Kentucky's HOA statute is the Planned Community Act (KRS 381.785 to 381.801), in effect since June 29, 2023. A planned community is a group of homes on individual lots, not condominiums, where a deed, common plan or declaration requires membership in an association, shared property or facilities, or fees. Communities whose only shared facility is a common roadway, and developments with no HOA established by a declaration, plat or deed, are excluded.
KRS 381.785(13); 381.786(3)
The Act reaches all planned communities, but unless it specifically says so it doesn't invalidate a provision already in a document adopted or recorded before June 29, 2023. It says so twice: it overrides older caps on assessments or yearly increases and voids older bans on political yard signs. For other conflicts, such as an older document with a different hearing process, the Act doesn't say which controls. Give notice and a hearing anyway, and ask a Kentucky attorney.
KRS 381.786(1); 381.797(8); 381.800(2)
Before imposing a charge for fines, damages or an individual assessment, the Board must give the owner written notice and the opportunity to be heard.
KRS 381.797(2)
Neither the Planned Community Act nor the Condominium Act sets a cure period, a hearing deadline or hearing-notice period, what a violation notice must say or how it is delivered, or a cap on fines. Your declaration, bylaws, rules and enforcement policy set those.
KRS 381.797; 381.9167 (silence)
The Kentucky Condominium Act (KRS 381.9101 to 381.9207) applies to condominiums created after January 1, 2011. Older condominiums follow the Horizontal Property Law plus listed sections of the newer Act, including the fine power, lien and records sections, for events after January 1, 2011, without invalidating their existing documents.
KRS 381.9103(1), (2)
Condominiums: subject to the declaration, the association may impose late charges and, after notice and an opportunity to be heard, levy reasonable fines for violations of the declaration, bylaws and rules.
KRS 381.9167(1)(k)

How Kentucky counts days

In computing a period set by statute, the day of the act or event isn't counted and the last day is, unless the last day is a Saturday, a Sunday, a legal holiday, or a day the public office where a document must be filed is actually and legally closed; then the period runs to the end of the next day that is none of those. Periods under seven days skip intermediate Saturdays, Sundays and legal holidays.
KRS 446.030(1)(a)
Kentucky's public holidays are New Year's Day, Martin Luther King, Jr.'s Birthday (third Monday in January), Robert E. Lee Day (January 19), Franklin D. Roosevelt Day (January 30), Lincoln's Birthday (February 12), Washington's Birthday (third Monday in February), Memorial Day (last Monday in May), Confederate Memorial Day and Jefferson Davis Day (June 3), Independence Day (July 4), Labor Day, Columbus Day (second Monday in October), Veterans Day (November 11), Christmas Day, and all days appointed by the President or the Governor as days of thanksgiving.
KRS 2.110(1)

Violation notices and the chance to fix in Kentucky

Kentucky law sets no cure period in days for a violation; your documents control. 10 to 30 days is common practice, not a legal rule.
KRS 381.797 (no cure period set)

Fines in Kentucky

Kentucky sets no fine cap and no fine appeal for HOAs or condominiums; your documents set the amounts. Condominium fines must be reasonable.
KRS 381.797; 381.9167(1)(k)
A lot's assessment includes fines levied by the Board and enforcement costs, including reasonable attorney fees.
KRS 381.797(1)(b), (e)

Assessments, late fees and liens in Kentucky

The HOA has a continuing lien on the lot for assessments, charges, interest, fines, late fees, collection costs and reasonable attorney fees that remain unpaid 30 days after they became due. A recorded HOA lien is prior to other liens except real estate tax and governmental liens and mortgages, liens or encumbrances recorded before it. Talk to a Kentucky attorney before any lien step.
KRS 381.799(1), (2)
Condominiums: the association has a lien on the unit for assessments and fines from when they are due, and unless the declaration says otherwise, fees, late charges, collection costs, attorney fees, fines and interest are secured by it. The lien is extinguished unless enforcement proceedings start within 5 years after the full amount becomes due.
KRS 381.9193(1), (5)
The Board may set interest and late fees on unpaid amounts, not to exceed any maximum rate allowed by law.
KRS 381.796(4)
If an owner fails to pay an assessment, the HOA may deny access to common areas, but not to a common-area road that provides direct access to the owner's lot.
KRS 381.797(6)

Meetings and votes in Kentucky

HOA documents may not prohibit an owner's or resident's political yard signs on their own property from 30 days before an election until 7 days after it (longer if a local ordinance provides); reasonable placement, size and manner rules are allowed, and contrary older provisions are void.
KRS 381.800 (as amended 2025)
HOA Board quorum is 51% of directors present at the start of the meeting, unless the bylaws require more. Board meetings are open to owners except during executive sessions, unless the bylaws say otherwise; the statute doesn't list which topics may go to executive session, so check your bylaws and ask a Kentucky attorney.
KRS 381.793(1), (2)

Records in Kentucky

Owners may examine and copy books, records and minutes under reasonable standards set in your documents or Board rules (time, place, a reasonable copy fee). Personnel, legal, confidential-contract, collection and legally protected information is excluded unless the Board approves. The Act sets no deadline for answering a request.
KRS 381.795
Condominiums: financial and other records are reasonably available for examination by any unit owner.
KRS 381.9197(1)

Flags, signs, solar and other owner rights

Kentucky's HOA and condominium laws set no architectural-review deadline or deemed-approval rule, and no Kentucky statute protecting solar panels or EV chargers in HOAs was found; your documents control, along with any other law that applies. Federal law bars an HOA or condominium association from preventing display of the U.S. flag on property the owner owns or has the exclusive right to use; it may require proper display and set reasonable time, place and manner restrictions necessary to protect a substantial association interest.
KRS 381.785 to 381.801 (absence); Pub. L. 109-243 §§3, 4

Other rules boards should know

Owners, residents and tenants must comply with the recorded covenants and the association's bylaws, rules and regulations.
KRS 381.798
An HOA is organized as a nonprofit corporation under KRS Chapter 273 or an unincorporated nonprofit association under KRS Chapter 273A. Follow your articles and bylaws for Board procedure.
KRS 381.787(1)

Step by step: a Kentucky violation case

The order Kindly Board walks a Kentucky board through, from the first look to the last letter.

Check before you start Every case
Confirm which Kentucky law reaches you, find the rule, and the fine power in your documents.
Courtesy reminder Optional
A friendly first note before any formal notice.
Written notice of violation Before any fine
The rule, the facts, the fix-by date and how to be heard, in writing.
Opportunity to be heard Before a fine
A fair chance to be heard before the Board decides.
Board vote on the fine Before a fine
A fine your documents allow, voted with a quorum, after the owner was heard.
Notice of fine After the vote
Amount, due date, how to pay, and the rule behind it; what the lien covers.
Close the case Every case
Record how it ended and keep the file.

Kentucky HOA rules: FAQ

What HOA law applies in Kentucky?

Kentucky HOAs under the Planned Community Act (in effect since June 29, 2023) and condominiums under the Kentucky Condominium Act (fine power, lien and records sections also reach older condominiums for events after January 1, 2011). Before any fine the Board must give the owner written notice and the opportunity to be heard; the cure period, the hearing timing, the notice form and the fine amounts come from your documents, and Kindly Board says so wherever a step comes from them. The main sources: the Kentucky Planned Community Act (KRS 381.785 to 381.801).

How are days counted for Kentucky HOA deadlines?

Kentucky sets no cure or hearing periods, so those dates come from your documents. For the statutes' own periods: first day not counted, last day counted, and a last day on a Saturday, Sunday or legal holiday moves to the next day that is none of those (KRS 446.030).

What are the key deadlines in a Kentucky HOA violation case?

Unpaid fine is covered by the HOA's lien from (30 days after it was due): KRS 381.799(1): the HOA's continuing lien covers assessments, fines, late fees, collection costs and reasonable attorney fees that remain unpaid 30 days after they became due. A reminder only; ask a Kentucky attorney before any lien step. (KRS 381.799(1), (2)) Condominiums only: start enforcing the lien by (5 years after the full amount was due): KRS 381.9193(5): a condominium lien is extinguished unless enforcement proceedings start within 5 years after the full amount becomes due. Counted from the fine's due date; act well before it, with a Kentucky attorney. (KRS 381.9193(1), (5))

What does Kentucky law say about HOA fines?

Kentucky sets no fine cap and no fine appeal for HOAs or condominiums; your documents set the amounts. Condominium fines must be reasonable. (KRS 381.797; 381.9167(1)(k))

Can Kentucky owners see the association's records?

Owners may examine and copy books, records and minutes under reasonable standards set in your documents or Board rules (time, place, a reasonable copy fee). Personnel, legal, confidential-contract, collection and legally protected information is excluded unless the Board approves. The Act sets no deadline for answering a request. (KRS 381.795)

Official text

Nearby and related states

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