Maine HOA Rules for Board Members (2026)

Which Maine law applies

• Maine has no general homeowners-association statute. The Condominium Act lets a condominium association levy reasonable fines after notice and an opportunity to be heard, but sets no cure period, no hearing deadline or hearing-notice period, no notice-content or delivery rule and no fine cap; the Nonprofit Corporation Act (Title 13-B) says nothing about fines. The steps come from your declaration, bylaws, rules and enforcement policy.

  33 M.R.S. §1603-102(a)(11) (no procedure set); 13-B M.R.S.

• The Maine Condominium Act took effect January 1, 1983 and applies to condominiums created after that date and to older condominiums that amend their instruments to opt in. For other pre-1983 condominiums, listed sections (including the fine power in §1603-102(a)(11), the lien in §1603-116 and the records rule in §1603-118) apply to events after 1983 without invalidating existing declarations and bylaws; otherwise the Unit Ownership Act (§§560-587) applies.

  33 M.R.S. §1601-116; §1601-102(a), (b)

• Where the Condominium Act applies, its provisions may not be varied by agreement and rights under it may not be waived, except as the Act expressly provides.

  33 M.R.S. §1601-104

• A state commission is studying whether Maine should adopt the Uniform Common Interest Ownership Act (Resolve, LD 760, 132nd Legislature); its report is due December 1, 2026. Nothing has changed yet.

  Resolve, LD 760 (132nd Legislature)

How Maine counts days

• Maine's statutory construction rules give no general way to count days outside court proceedings (§71(12) applies only to periods tied to a judicial action), and the Condominium Act sets no periods for a violation. Kindly Board counts calendar days where your documents give a number. If a deadline falls on a weekend or holiday, ask a Maine attorney.

  1 M.R.S. §71(12)

Violation notices and the chance to fix in Maine

• Maine law sets no cure period in days; your documents control. 10 to 30 days is common practice, not a legal rule.

  33 M.R.S. §1603-102 (no cure period set)

• Maine law sets no delivery method or content rule for a violation notice; follow your documents. Keep proof of the date and how it was sent.

  33 M.R.S. §1603-102 (no delivery method set)

• A condominium association keeps the listed records (including approvals and denials of design requests) and makes them available to an owner on 10 days' written notice identifying the records, with listed categories that may be withheld and a reasonable fee.

  33 M.R.S. §1603-118

Hearings in Maine

• Maine law sets no separate path for a one-time violation. A condominium fine still needs notice and an opportunity to be heard first; for an HOA, follow your documents, and notice and a chance to be heard before any fine is the fair course.

  33 M.R.S. §1603-102(a)(11)

• Maine law sets no hearing deadline or hearing-notice period. A condominium fine needs notice and an opportunity to be heard first; for an HOA your bylaws and enforcement policy control. At least 10 days' notice of a hearing is common practice, not a Maine rule.

  33 M.R.S. §1603-102(a)(11) (no hearing period set)

• Unclear: the Condominium Act doesn't say whether a violation hearing may be held in executive session (protecting a person's privacy is a listed reason, but no final vote may be taken there). The safe course is to take the vote in open session; ask a Maine attorney about hearing the owner privately.

  33 M.R.S. §1603-108

Fines in Maine

• For an HOA that is not a condominium, no Maine statute grants a fining power. A board may fine only if its declaration, bylaws or rules give it that power; the amount and process come from those documents. If they don't, talk to a Maine attorney first.

  13-B M.R.S. (no fine rule set); your documents

• Maine sets no dollar cap on fines. Condominium fines must be reasonable; for an HOA the amount and process come from your documents.

  33 M.R.S. §1603-102(a)(11) (no fine cap set)

Assessments, late fees and liens in Maine

• Subject to the declaration, a condominium association may impose late charges on assessments and, after notice and an opportunity to be heard, levy reasonable fines for violations of the declaration, bylaws and rules.

  33 M.R.S. §1603-102(a)(11)

• A condominium association has a lien for assessments and fines from the time they are due; unless the declaration says otherwise, fees, late charges, fines and interest under §1603-102(a)(10) to (12) are enforceable as assessments. The lien is foreclosed like a mortgage and is extinguished unless enforcement starts within 6 years after the full amount is due; the prevailing party recovers costs and reasonable attorney's fees. Talk to a Maine attorney before any lien or lawsuit.

  33 M.R.S. §1603-116(a), (e), (g)

• Maine has no lien statute for HOAs that are not condominiums. Any lien or collection right comes from the recorded declaration; talk to a Maine attorney before any lien or lawsuit.

  33 M.R.S. §1603-116 (condominiums only)

• For an unpaid assessment, a condominium association may suspend an owner's rights or privileges, but may not deny access to the unit or withhold services if that would endanger health, safety or property.

  33 M.R.S. §1603-102(a)(18)

Meetings and votes in Maine

• Condominium board meetings: owners get timely notice reasonably calculated to inform them of the date, time, place and topics (posting in a prominent place or e-mail is enough), and may attend subject to reasonable rules. Executive session only to consult the attorney, discuss litigation, mediation, arbitration or administrative proceedings, labor or personnel matters, contracts being negotiated, or to protect a person's privacy; no final vote or action may be taken in executive session.

  33 M.R.S. §1603-108

• Condominium quorum: 20% of owner votes unless the bylaws set a larger figure (or a smaller one, not below 10%); for the board, 50% unless the bylaws set more.

  33 M.R.S. §1603-109

Records in Maine

• Incorporated HOAs (Title 13-B): voting members may inspect and copy the books and records for a proper purpose on at least 5 business days' written notice; the corporation may charge reasonable copy costs.

  13-B M.R.S. §715(1)

Other rules boards should know

• Maine law doesn't sort violations into types. Your documents decide whether an ongoing violation gets a period to fix it, and how long.

  33 M.R.S. §1603-102 (no violation types set)

• Subject to the declaration, a condominium unit owner may not change the appearance of the common elements, or the exterior appearance of a unit or any other portion of the condominium, without the association's permission.

  33 M.R.S. §1602-111(2)

• Every contract or duty under the Condominium Act carries an obligation of good faith in its performance or enforcement.

  33 M.R.S. §1601-113

Step by step: a Maine violation case

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

1. Check before you start Every case
   Find the rule, and the steps your own documents require.
2. Courtesy reminder Optional
   A friendly first note before any formal notice.
3. Formal notice of violation Before any fine (per your documents)
   The rule, the facts, the fix-by date and how to be heard, in the form your documents require.
4. Hearing (if the owner asks, or your documents require one) Per your documents
   A fair chance to be heard before the Board decides.
5. Board vote on the fine Before a fine
   Only if your documents allow fines, at a proper board meeting.
6. Notice of fine After the vote
   Amount, due date, how to pay, and the rule behind it.
7. Close the case Every case
   Record how it ended and keep the file.

Maine HOA rules: FAQ

Official text

• 33 M.R.S. §1603-102 (official text)
• 33 M.R.S. §1601-116 (official text)
• 33 M.R.S. §1601-102 (official text)
• 13-B M.R.S. §602 (official text)
• 33 M.R.S. §1601-113 (official text)
• 33 M.R.S. §1602-111 (official text)
• 33 M.R.S. §1603-108 (official text)
• 33 M.R.S. §1603-109 (official text)
• 33 M.R.S. §1603-116 (official text)
• 33 M.R.S. §1603-118 (official text)
• 13-B M.R.S. §715 (official text)
• 33 M.R.S. §1601-104 (official text)
• 33 M.R.S. §1603-106 (official text)
• 1 M.R.S. §71 (official text)