For volunteer board members
Louisiana HOA Rules for Board Members (2026)
Serving on a Louisiana HOA board means making calls that affect your neighbors, usually with no training. This page sums up what Louisiana law says about the parts boards ask about most, in plain English, with the statute section and an official link beside every rule.
Louisiana planned communities (HOAs) under the Louisiana Planned Community Act, which replaced the Homeowners Association Act: new communities from January 1, 2025, older ones from January 1, 2026, with provisions in documents recorded before 2025 keeping their validity and priority. Condominiums follow the Condominium Act (notice and an opportunity to be heard before any fine). The Act allows reasonable fines but sets no pre-fine hearing, cure period or fine cap; collection of a fine runs through Part III (written demand, 30 days, a recorded statement of privilege). Kindly Board follows a fair notice-and-hearing process and says so wherever a step comes from your documents.
- Board meeting notice (with agenda) out by (30 days before the meeting): R.S. 9:1141.26(B)(5): notice of each board meeting goes to each director and the owners at least 30 days before, with the time, date, place and agenda, unless the meeting is on a schedule previously given to owners or is an emergency. Calendar days; send it earlier if the date lands on a weekend or holiday.
- Owner's 30 days to pay the written demand end: R.S. 9:1146(A), (B): the owner has 30 days after the written demand to pay before the association may file a statement of privilege. Calendar days counted from the demand; no weekend or holiday claim (ask a Louisiana attorney if it lands on one).
- Suit and notice of pendency filed by (1 year after the statement of privilege, for fines): R.S. 9:1148(A): a privilege for violations of the community documents lapses as to third persons unless suit is filed and a notice of pendency of action is filed within one year after the statement is filed. Shown as 365 days; ask a Louisiana attorney before relying on it.
Updated October 2026. Not legal advice.
Key Louisiana deadlines at a glance
| Deadline | What the law says |
|---|---|
| Board meeting notice (with agenda) out by (30 days before the meeting) | R.S. 9:1141.26(B)(5): notice of each board meeting goes to each director and the owners at least 30 days before, with the time, date, place and agenda, unless the meeting is on a schedule previously given to owners or is an emergency. Calendar days; send it earlier if the date lands on a weekend or holiday. La. R.S. 9:1141.26(B)(5) |
| Owner's 30 days to pay the written demand end | R.S. 9:1146(A), (B): the owner has 30 days after the written demand to pay before the association may file a statement of privilege. Calendar days counted from the demand; no weekend or holiday claim (ask a Louisiana attorney if it lands on one). La. R.S. 9:1146(A), (B)(1), (2) |
| Suit and notice of pendency filed by (1 year after the statement of privilege, for fines) | R.S. 9:1148(A): a privilege for violations of the community documents lapses as to third persons unless suit is filed and a notice of pendency of action is filed within one year after the statement is filed. Shown as 365 days; ask a Louisiana attorney before relying on it. La. R.S. 9:1146(B)(3); 9:1147; 9:1148(A); 9:1145(E) |
| Owner's 60 days to challenge the board action end | R.S. 9:1141.26(B)(9): a court challenge to a board action that didn't follow the meeting rules must be brought within 60 days after the minutes are approved or notice of the action is given, whichever is later. A reminder only; calendar days. La. R.S. 9:1141.26(B)(9) |
Which Louisiana law applies
The Louisiana Planned Community Act governs planned communities: property described in a declaration that obligates lot owners to pay assessments. Condominiums are under the Louisiana Condominium Act instead.
The Act took effect January 1, 2025 for declarations filed on or after that date and January 1, 2026 for older communities, replacing the Homeowners Association Act. It doesn't affect the validity or superiority of a provision in a community document filed before January 1, 2025, and how far it reaches an older community whose documents say something different is not settled: follow your documents first and ask a Louisiana attorney about conflicts.
Where the community documents don't provide for an action or procedure, the Act and the Nonprofit Corporation Law govern.
The association may impose reasonable fines, including interest and attorney fees, against lot owners and occupants for violations of the community documents, collected in accordance with Part III (R.S. 9:1145 to 1148).
The Act sets no pre-fine hearing procedure, cure period, hearing timeline or dollar cap for fines; fines must be reasonable. Your declaration, bylaws, rules and enforcement policy fill those gaps, and Kindly Board follows a fair notice-and-hearing process as good practice.
Condominiums are under the Louisiana Condominium Act, not the Planned Community Act. A condominium association may levy reasonable fines only after notice and an opportunity to be heard; the Part III privilege rules (demand, 30 days, sworn statement) also apply to condominium units.
How Louisiana counts days
The Planned Community Act sets no rule for counting its day periods or for a deadline that lands on a weekend or holiday, and Kindly Board didn't confirm a general Louisiana statute that applies one to the Act. It counts calendar days and makes no weekend or holiday claim. If a deadline falls on a weekend or holiday, ask a Louisiana attorney.
Violation notices and the chance to fix in Louisiana
Louisiana's Act sets no cure period in days for a violation; your documents control. 10 to 30 days is common practice, not a legal rule. (The 30 days in R.S. 9:1146 is a period to pay a demand before a privilege is filed, not a period to fix a violation.)
Before adopting, amending or repealing a rule, the board gives all owners notice with the text and the date it will act after considering comments, then notifies owners of the action. Every rule must be reasonable, and rules on the use of residential lots may only implement the declaration or regulate conduct that violates it or harms other owners' use and enjoyment.
Notices required by the Act go by U.S. mail or commercial courier to the owner's designated mailing address, by email to a designated email address, by hand delivery to the lot if neither was designated, by mail or courier to the lot's mailing address, or by any other method reasonably calculated to give notice. A good-faith delivery that fails doesn't invalidate the action.
Hearings in Louisiana
Louisiana's Act sets no hearing right, hearing deadline or hearing-notice period before an HOA fine; your bylaws and enforcement policy control. At least 10 days' notice of a hearing is common practice, not a Louisiana rule. Condominiums do require notice and an opportunity to be heard before a fine.
La. R.S. 9:1141.20(A)(2)(l) (no hearing procedure set); 9:1123.102(11)
Assessments, late fees and liens in Louisiana
Before filing a privilege, the association sends a written demand for the past-due amounts by one of the listed methods; the owner has 30 days after the demand to pay. Payments after the demand are applied first to unpaid assessments, late charges, attorney fees and collection costs, then to fines, penalties and interest.
After the 30 days, the association may file a sworn detailed statement of privilege in the parish mortgage records and must deliver a copy to the owner by a listed method. A privilege for violations of the community documents lapses as to third persons unless suit is filed and a notice of pendency is filed within one year after the statement is filed (five years for regular dues and assessments). Enforcement needs board approval. Talk to a Louisiana attorney before any privilege step.
A privilege (Louisiana's lien) arises on a lot for any assessment attributable to it or any fines imposed against the owner.
The association may suspend a right or privilege of an owner or occupant who fails to pay an assessment or violates the community documents, but may not deny an owner access to the lot or withhold services if that would endanger health, safety or property.
Within 10 business days after a request made in a record, the association must give the owner a statement of unpaid assessments, which binds the association.
Meetings and votes in Louisiana
Notice of each board meeting goes to each director and the owners at least 30 days before, stating the time, date, place and agenda, unless the meeting is on a schedule previously given to owners or is called for an emergency.
A board action that didn't follow the meeting rules stays valid unless a court sets it aside; a challenge must be brought within 60 days after the minutes are approved or notice of the action is given, whichever is later.
The board must have procedural rules letting an owner participate in a board meeting when the owner is directly affected by an agenda item or was asked to attend.
Board and committee meetings are open to owners except executive sessions, which may be held only during a regular or special meeting and only for the listed reasons (attorney consultation, litigation, personnel, contracts under negotiation, privacy). No final vote or action in executive session.
Records in Louisiana
The association keeps listed records, including the governing documents and current rules and the board's decisions on design and architectural requests, and makes specific records available to an owner for examination and copying during reasonable business hours or at a mutually convenient time. Listed categories may be withheld.
Other rules boards should know
The association decides whether to take enforcement action and has discretion depending on the circumstances, but may not be arbitrary or capricious in deciding to pursue or decline enforcement.
An action for an injunction or damages for violating a building restriction must be brought within two years from the start of a noticeable violation; after that the lot is freed of the violated restriction. Ask a Louisiana attorney early if a violation has been visible for a long time.
If an occupant violates the community documents, the association may act against the owner and may also enforce the mandatory lease or occupancy provisions against the occupant.
The association must have reasonable procedures for addressing and resolving written complaints from lot owners, and the board must give owners and occupants a reasonable way (which may be electronic) to communicate with it.
Step by step: a Louisiana violation case
The order Kindly Board walks a Louisiana board through, from the first look to the last letter.
- Check before you start Every case
Confirm which law reaches you, find the rule, and the fine power in your documents. - Courtesy reminder Optional
A friendly first note before any formal notice. - Formal notice of violation Before any fine (per your documents; good practice)
The rule, the facts, the fix-by date and how to be heard, sent by a method the Act recognizes. - Hearing (if the owner asks, or your documents require one) Per your documents (good practice before any fine)
A fair chance to be heard before the Board decides, at an open board meeting. - Board vote on the fine Before a fine
A reasonable fine, under your documents, at an open board meeting noticed 30 days ahead. - Notice of fine, and collection under Part III After the vote
Amount, due date, how to pay, the rule behind it; then written demand, 30 days, a sworn statement of privilege. - Close the case Every case
Record how it ended and keep the file.
Louisiana HOA rules: FAQ
What HOA law applies in Louisiana?
Louisiana planned communities (HOAs) under the Louisiana Planned Community Act, which replaced the Homeowners Association Act: new communities from January 1, 2025, older ones from January 1, 2026, with provisions in documents recorded before 2025 keeping their validity and priority. Condominiums follow the Condominium Act (notice and an opportunity to be heard before any fine). The Act allows reasonable fines but sets no pre-fine hearing, cure period or fine cap; collection of a fine runs through Part III (written demand, 30 days, a recorded statement of privilege). The main sources: the Louisiana Planned Community Act (La. R.S. 9:1141.1 ff.).
How are days counted for Louisiana HOA deadlines?
Louisiana sets no cure or hearing periods, so those dates come from your documents. The Act's own periods are counted in calendar days with no weekend or holiday claim; if one lands on a weekend or holiday, ask a Louisiana attorney.
What are the key deadlines in a Louisiana HOA violation case?
Board meeting notice (with agenda) out by (30 days before the meeting): R.S. 9:1141.26(B)(5): notice of each board meeting goes to each director and the owners at least 30 days before, with the time, date, place and agenda, unless the meeting is on a schedule previously given to owners or is an emergency. Calendar days; send it earlier if the date lands on a weekend or holiday. (La. R.S. 9:1141.26(B)(5)) Owner's 30 days to pay the written demand end: R.S. 9:1146(A), (B): the owner has 30 days after the written demand to pay before the association may file a statement of privilege. Calendar days counted from the demand; no weekend or holiday claim (ask a Louisiana attorney if it lands on one). (La. R.S. 9:1146(A), (B)(1), (2)) Suit and notice of pendency filed by (1 year after the statement of privilege, for fines): R.S. 9:1148(A): a privilege for violations of the community documents lapses as to third persons unless suit is filed and a notice of pendency of action is filed within one year after the statement is filed. Shown as 365 days; ask a Louisiana attorney before relying on it. (La. R.S. 9:1146(B)(3); 9:1147; 9:1148(A); 9:1145(E)) Owner's 60 days to challenge the board action end: R.S. 9:1141.26(B)(9): a court challenge to a board action that didn't follow the meeting rules must be brought within 60 days after the minutes are approved or notice of the action is given, whichever is later. A reminder only; calendar days. (La. R.S. 9:1141.26(B)(9))
What does Louisiana law say about violation hearings?
Louisiana's Act sets no hearing right, hearing deadline or hearing-notice period before an HOA fine; your bylaws and enforcement policy control. At least 10 days' notice of a hearing is common practice, not a Louisiana rule. Condominiums do require notice and an opportunity to be heard before a fine. (La. R.S. 9:1141.20(A)(2)(l) (no hearing procedure set); 9:1123.102(11))
Can Louisiana owners see the association's records?
The association keeps listed records, including the governing documents and current rules and the board's decisions on design and architectural requests, and makes specific records available to an owner for examination and copying during reasonable business hours or at a mutually convenient time. Listed categories may be withheld. (La. R.S. 9:1141.36(A) to (C))
Official text
- La. Civil Code art. 781, building restrictions, time limit (official text)
- La. R.S. 9:1141.2 (official text)
- La. R.S. 9:1141.3 (official text)
- La. R.S. 9:1141.14 (official text)
- La. R.S. 9:1141.20 (official text)
- La. R.S. 9:1141.26 (official text)
- La. R.S. 9:1141.32 (official text)
- La. R.S. 9:1141.35 (official text)
- La. R.S. 9:1141.36 (official text)
- La. R.S. 9:1141.37 (official text)
- La. R.S. 9:1141.38 (official text)
- La. R.S. 9:1145 (official text)
- La. R.S. 9:1146 (official text)
- La. R.S. 9:1147 (official text)
- La. R.S. 9:1148 (official text)
- La. R.S. 9:1114, display of the U.S. flag (official text)
- La. R.S. 9:1255, solar collectors (official text)
- La. R.S. 9:1123.102, Condominium Act association powers (official text)