For volunteer board members
Ohio HOA Rules for Board Members (2026)
New to a Ohio 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 Ohio rules in plain words, each with its statute section and a link to the official text.
Ohio planned communities (homeowners associations) under the Ohio Planned Community Law, R.C. Chapter 5312. Condominiums follow Chapter 5311, whose §5311.081(C) has the same enforcement steps; a condominium board should swap in the Chapter 5311 cites. Communities whose documents were recorded before September 10, 2010 may have their own steps that control in a specific conflict; follow both where you can and ask an Ohio attorney.
- Owner's deadline to request a hearing (10 days after receiving the notice): the owner must deliver a written hearing request to the board no later than the tenth day after receiving the notice. Counted from receipt (R.C. 1.14: receipt day excluded; a last day on a Sunday or legal holiday moves to the next day that isn't). No request by then: the right is waived and the board may impose the assessment.
- Earliest hearing date (7 days after the hearing notice): the hearing notice with the date, time and location must reach the owner at least seven days before the hearing. Later is always fine.
- Decision notice due (30 days after the hearing): within thirty days after a hearing at which the board imposes a charge or assessment, deliver written notice of it to the owner.
Updated October 2026. Not legal advice.
Key Ohio deadlines at a glance
| Deadline | What the law says |
|---|---|
| Owner's deadline to request a hearing (10 days after receiving the notice) | The owner must deliver a written hearing request to the board no later than the tenth day after receiving the notice. Counted from receipt (R.C. 1.14: receipt day excluded; a last day on a Sunday or legal holiday moves to the next day that isn't). No request by then: the right is waived and the board may impose the assessment. R.C. 5312.11(D)(1) |
| Earliest hearing date (7 days after the hearing notice) | The hearing notice with the date, time and location must reach the owner at least seven days before the hearing. Later is always fine. R.C. 5312.11(D)(2) |
| Decision notice due (30 days after the hearing) | Within thirty days after a hearing at which the board imposes a charge or assessment, deliver written notice of it to the owner. R.C. 5312.11(D)(4) |
| Kindly Board's suggested check-in on the cure (not an Ohio rule) | Ohio sets no cure day count, only a 'reasonable date'. The cure date you wrote in the notice controls; this is a 14-day reminder to check. R.C. 5312.11(C)(5) (absence) |
Which Ohio law applies
Any planned community in Ohio is subject to the Ohio Planned Community Law, R.C. Chapter 5312: a community of individual lots whose deed, common plan or declaration requires owners to belong to an owners association. A condominium is not a planned community; condominiums follow R.C. Chapter 5311.
A provision that was in a governing document recorded before September 10, 2010 is not invalidated by the chapter. The chapter supplements such documents; in a specific conflict with an express requirement the document controls, and where the document is silent the chapter controls. Whether an older document's own enforcement steps override §5312.11 is a point lawyers read differently: follow both where you can, and ask an Ohio attorney.
Ohio condominiums follow R.C. Chapter 5311, whose §5311.081(C) has the same steps: the five-item written notice, a written hearing request within 10 days after receipt, 7 days' hearing notice, no charge before a requested hearing, and the decision notice within 30 days. Use the Chapter 5311 cites in a condominium's letters.
How Ohio counts days
The time within which an act is required by law to be done is computed by excluding the first and including the last day, except that when the last day falls on a Sunday or a legal holiday, the act may be done on the next succeeding day that is not a Sunday or a legal holiday. Legal holidays: New Year's Day, Martin Luther King Day, Washington-Lincoln Day, Memorial Day, Juneteenth, Independence Day, Labor Day, Columbus Day, Veterans' Day, Thanksgiving Day, Christmas Day, and any day the Governor or the President appoints; a holiday on a Sunday makes the next day a legal holiday.
Violation notices and the chance to fix in Ohio
Any written notice §5312.11 requires must be delivered to the owner or any occupant of the dwelling unit by personal delivery, by certified mail, return receipt requested, or by regular mail.
Hearings in Ohio
Ohio sets no number of days for the cure date: it must be a reasonable date. Chapter 5312 sets no cure day count, no fine cap, and no further hearing procedure beyond a hearing before the board.
To request a hearing, the owner must deliver a written notice to the board no later than the tenth day after receiving the notice. If the owner fails to make a timely request, the right to the hearing is waived and the board may immediately impose the charge or assessment.
If the owner requests a hearing, at least seven days before the hearing the board must give the owner a written notice with the date, time and location of the hearing.
The board may not levy a charge or assessment before holding any hearing requested under this section.
Assessments, late fees and liens in Ohio
Before imposing a charge for damages or an enforcement assessment, the board must give the owner a written notice (email only to an address the owner previously provided in writing) that includes: a description of the violation; the amount of the proposed charge or assessment; a statement that the owner has a right to a hearing before the board to contest it; the procedures to request a hearing; and a reasonable date by which the owner must cure a continuing violation to avoid it, if an opportunity to cure applies.
Within thirty days following a hearing at which the board imposes a charge or assessment, the association must deliver a written notice of the charge or assessment to the owner.
The association, through the board, may levy enforcement assessments for violations of the declaration, bylaws and rules, and charges for damage to the common elements or other property, under §5312.11. Enforcement assessments are those imposed in accordance with the declaration; Chapter 5312 sets no dollar cap, so the amount comes from your declaration, bylaws, rules or fine schedule.
The association has a lien on a lot for assessments or charges levied under §5312.11 (with interest, late fees, enforcement assessments, collection costs and attorney's fees) that remain unpaid 10 days after any portion became due; it takes effect when a certificate of lien is filed with the county recorder.
The association may suspend the voting privileges and use of recreational facilities of an owner delinquent in paying assessments for more than 30 days. The statute speaks of assessments; ask an Ohio attorney before using it for an unpaid enforcement assessment.
Meetings and votes in Ohio
The board may meet by any method of communication, including electronic or telephone, if each director can hear or read in real time and participate. No owner other than a director may attend or take part in a board meeting's discussion unless the board expressly authorizes it; the owner's hearing is the owner's chance to be heard.
Records in Ohio
The association must keep books and records of account, minutes of association and board meetings, and records of owners' names and addresses. Unless the board approves, an owner may not examine records about enforcement actions against other owners.
Other rules boards should know
The association may assess a lot for the costs of enforcing the declaration or rules, including attorney's fees, court costs and other expenses, and for maintenance or repair costs caused by the willful or negligent act of an owner, occupant, family, tenant, guest or invitee.
Any violation of the recorded covenants, conditions and restrictions, bylaws or rules is grounds for the association or any owner to sue for damages, injunctive relief or both, with court costs and reasonable attorney's fees.
Step by step: a Ohio violation case
The order Kindly Board walks a Ohio board through, from the first look to the last letter.
- Check before you start Every case
Make sure the Ohio rules fit, your documents set the assessment amount, and the rule is one you can enforce. - Courtesy reminder Optional
Optional friendly reminder. It isn't the §5312.11 notice. - Written notice of the violation (five required items) Required before any enforcement assessment
Required. The violation, the proposed amount, the right to a hearing, how to request one, and a reasonable cure date. Personal delivery, certified mail or regular mail; email only to an address the owner gave in writing. - Hearing request and hearing If the owner requests one within 10 days
The owner has 10 days after receipt to request a hearing in writing. If requested: 7 days' written notice of the date, time and location, and no assessment before the hearing. - Board decision Before any enforcement assessment
The board decides at the hearing (or after the request period passes) and records it. - Enforcement assessment and decision notice Only after the request period or hearing
The amount your documents set (no Ohio cap). After a hearing, written notice of the assessment within 30 days. - Close the case Every case
Confirm the cure and keep the file.
Ohio HOA rules: FAQ
What HOA law applies in Ohio?
Ohio planned communities (homeowners associations) under the Ohio Planned Community Law, R.C. Chapter 5312. Condominiums follow Chapter 5311, whose §5311.081(C) has the same enforcement steps; a condominium board should swap in the Chapter 5311 cites. Communities whose documents were recorded before September 10, 2010 may have their own steps that control in a specific conflict; follow both where you can and ask an Ohio attorney. The main sources: the Ohio Planned Community Law (R.C. 5312.11).
How are days counted for Ohio HOA deadlines?
Ohio excludes the first day and includes the last; a last day on a Sunday or legal holiday moves to the next day that isn't (Saturdays don't move). The owner's 10-day hearing request runs from the day the owner received the notice.
What are the key deadlines in a Ohio HOA violation case?
Owner's deadline to request a hearing (10 days after receiving the notice): the owner must deliver a written hearing request to the board no later than the tenth day after receiving the notice. Counted from receipt (R.C. 1.14: receipt day excluded; a last day on a Sunday or legal holiday moves to the next day that isn't). No request by then: the right is waived and the board may impose the assessment. (R.C. 5312.11(D)(1)) Earliest hearing date (7 days after the hearing notice): the hearing notice with the date, time and location must reach the owner at least seven days before the hearing. Later is always fine. (R.C. 5312.11(D)(2)) Decision notice due (30 days after the hearing): within thirty days after a hearing at which the board imposes a charge or assessment, deliver written notice of it to the owner. (R.C. 5312.11(D)(4)) Kindly Board's suggested check-in on the cure (not an Ohio rule): ohio sets no cure day count, only a 'reasonable date'. The cure date you wrote in the notice controls; this is a 14-day reminder to check. (R.C. 5312.11(C)(5) (absence))
What does Ohio law say about violation hearings?
Ohio sets no number of days for the cure date: it must be a reasonable date. Chapter 5312 sets no cure day count, no fine cap, and no further hearing procedure beyond a hearing before the board. (R.C. 5312.11(C)(5) (absence))
Can Ohio owners see the association's records?
The association must keep books and records of account, minutes of association and board meetings, and records of owners' names and addresses. Unless the board approves, an owner may not examine records about enforcement actions against other owners. (R.C. 5312.06(C); 5312.07(B))