Pay it
$38,000
once
Cheapest overall if you have the cash. Ask for a receipt that shows the assessment is paid in full, and keep it for when you sell.
For condo and HOA owners
Don't let an HOA bill cost you your home.
A special assessment, a lien notice or a building with no money saved. Answer a few questions and see what your board had to do under your state's law, what to question, and what each way out costs.
Before the first due date is when you have leverage. After it, late fees, interest and a lien can start.
Read your notice like a lawyer would
Four things to check on the letter before you pay.
Seabreeze Towers Condominium Association, Inc.
Notice of Special Assessment
Dear Owner,
At its meeting on October 9, the Board of Directors approved a special assessment by board resolution to fund necessary building improvements and reserve shortfalls.
| Total assessment | $4,370,000 |
| Your unit's share (0.87%) | $38,019 |
| First payment due | December 1, paid in full |
Unpaid amounts are subject to late fees, interest and a lien on the unit.
Board of Directors
- 1
Did owners get to vote?
Many states require an owner vote above a set limit, unless it is a true emergency. Check your governing documents and state law.
- 2
Is the purpose specific?
"Building improvements" is vague. You can ask for the engineer's report, the bids and the reserve study behind the number.
- 3
How was your share worked out?
It should follow the percentage in your declaration. Owners are sometimes billed on the wrong share.
- 4
Is there a payment plan?
Ask in writing. Boards often agree to instalments, and some states set rules on interest and late fees.
Why it's happening
You're not the only one. Bills like this are landing across the country.
New safety laws after the 2021 Surfside collapse, insurance premiums that have multiplied, and stricter lending rules are pushing boards to raise money fast.
54%
of condo communities surveyed were raising fees to meet reserve funding expectations.
Foundation for Community Association Research, May 202631 Dec 2026
is the latest date older Florida condo buildings can complete their structural integrity reserve study.
Fla. Stat. 718.112(2)(g)2027
Fannie Mae starts requiring condo budgets to set aside 15% for reserves on full reviews, which affects whether buyers can get a mortgage.
Community Associations InstituteThis is happening to real owners
Small bills become big ones fast.
Reported cases, each linked to its source. The pattern is the same: a bill nobody planned for, fees on top, and a short clock.
Arizona
A $475,000 home sold over less than $1,000 in dues
An Arizona man said his HOA foreclosed and sold his home after he fell behind by under $1,000. Attorney costs pushed the debt to nearly $10,000. After national coverage, the HOA gave him a chance to keep the home.
Colorado
Half the foreclosures started under $2,000
A Colorado Sun analysis of more than 100 HOA foreclosure cases found about half of the owners owed less than $2,000 when it began. Legal fees often made up a large share of the final bill.
Source: The Colorado Sun
North Carolina
Hundreds of homes and their equity lost
Reporting found hundreds of North Carolina owners lost homes and equity to HOA foreclosures. State law lets an association foreclose once an owner is 90 days behind, whatever the amount.
Source: News & Observer via Yahoo News
Florida
$19,000 to $28,000 per unit, due now
Owners at Carriage Hills in Hollywood were hit with assessments of $19,000 to $28,000 each, and some said they would have to sell.
Source: CBS News Miami
South Florida
Officials warn of a "senior exodus"
Local officials warned that owners on fixed incomes may be forced out by repair bills unless aid programs help. Miami-Dade has offered loans for condo special assessments to owners under an income limit.
Source: Bisnow
The rules depend on your state
Pick your state.
ALAlabamaAlabama condo law caps interest at 18% and requires notice before a lien is enforced.AKAlaskaOwners can reject a proposed budget by majority vote; interest is capped at 18%.AZArizonaCondo owners can reject budgets; HOA assessment hikes over 20% need member approval.CACaliforniaBalcony and deck inspections, and big insurance increases.COColoradoPayment plans of 18+ months, an 8% interest cap, and foreclosure limits for owners.CTConnecticutConnecticut owners can reject special assessments above 15% of the budget by majority.DEDelawareOwners can reject special assessments at a ratification meeting, except emergencies.DCDistrict of ColumbiaDC condo owners get 31 days' notice before foreclosure and can cure any time before sale.FLFloridaMilestone inspections due by 31 Dec 2026 and fully funded structural reserves.HIHawaiiMaster insurance premiums that have multiplied since 2023.IDIdahoAccount statements are free and due in 5 business days; HOA liens must be recordedIAIowaCondo bylaws must require 7 days' notice of board meetings; liens outrank most others.KSKansasBoard can propose special assessments on 10 days' notice; no owner vote in 58-4620KYKentuckyKentucky HOAs can levy special assessments, but owners get a vote to rescind or reduce.LALouisianaLouisiana's 2025 HOA law has owners ratify special assessments; older ones may differ.MEMaineCondo act caps late interest at 18%; no owner assessment vote in sections read.MDMarylandRequired reserve studies and funding plans.MAMassachusettsCondo law: 75% of owners can charge a common-area improvement to everyone.MIMichiganCondos only: a recorded lien notice must be mailed to you 10 days before foreclosure.MNMinnesotaLate fees and interest are capped by statute, and foreclosure waits three months.MOMissouriMissouri condo owners can reject a proposed budget by a majority of all owners.MTMontanaCondo liens need a recorded sworn claim; repair and improvement work follows the bylaws.NENebraskaOwners can reject a condo budget by majority vote; liens need a recorded noticeNVNevadaBoards can levy reserve assessments without an owner vote; strict foreclosure steps.NJNew JerseyStructural inspections and reserve studies under the 2024 law.NMNew MexicoCondo owners can reject the budget by majority; HOA records due in 10 business days.NYNew YorkCondo law only: 90 days' written notice before a lien foreclosure may start.NCNorth CarolinaOwners can vote down the annual budget; the statute sets no vote on special assessments.NDNorth DakotaShort condo law: no statutory owner vote on assessments; liens need a recorded notice.OHOhioMost boards must budget major-repair reserves unless a majority of owners waives them.OKOklahomaCondo and HOA assessments can become liens; Oklahoma's statutes set no owner vote.OROregonAnnual reserve study and maintenance plan; reserve funding can't simply be voted away.RIRhode IslandCondo law gives owners 30-day records access; no assessment vote found.SCSouth CarolinaFew protections: 48 hours' notice of budget-increase meetings (non-incorporated HOAs).SDSouth DakotaSD's condo chapter says nothing on assessments; it mostly covers developer filings.TXTexasStrong owner protections on records and payment plans.UTUtahReserve analysis at least every six years; owners can veto the reserve line item.VTVermontOwners can reject a special assessment by majority vote; foreclosure needs a plan offerVAVirginiaBoards can add assessments with no owner vote; reserve study at least every 5 years.WAWashingtonOwners can reject special assessments at a ratification meeting; reserve studies required.WVWest VirginiaOwners can reject a budget by a majority of all owners; interest is capped at 18%.WYWyomingWyoming's condo act is four sections long and sets no assessment rules.USAnother stateThe checker still covers the questions that apply everywhere.
When you're ready to act
Your bill has a due date. Move this week.
Owners who ask for the records and a payment plan early get answers, time and options. Owners who wait get late notices.
$49 once
Assessment Response Kit
Ready-to-send letters for your state, filled in on screen and printed or emailed in minutes.
- Records request that cites your state's law and deadline
- Payment plan request
- Questions for the board meeting
- Insurance loss-assessment claim letter
- Dispute letter for late, lien and collection notices
- Pay, borrow or sell worksheet
Instant access. Most owners send the first letter the same day.
$149 once
Assessment Review
Send us your notice, budget and reserve study. Within 48 hours you get a plain-English written review.
- What looks normal and what to question
- The exact records to ask for
- Your best route: pay, plan, borrow or sell
- Whether it's worth calling a lawyer
- Includes the Response Kit
Includes the kit. Written review in your inbox within 48 hours.
Buying a condo or HOA home?
Check the building before you inherit its bills.
An assessment the board votes after you close is yours to pay. Our free risk check takes a minute; the document check takes 48 hours.
Can my board charge a special assessment without a vote?
Sometimes. Most states let the board approve assessments up to a limit, or in a real emergency, without an owner vote. Above that limit, owners usually vote. The limits are set by state law and your governing documents.
The checker shows the rule for your state and what to ask for if you think the board went past it.
Can I refuse to pay?
Not paying usually leads to late fees, interest, a lien and, in many states, foreclosure. The safer route is to pay or arrange a plan while you question the assessment in writing.
What records can I ask for?
Owners generally have a legal right to see the budget, the reserve study, engineering reports, bids, contracts, insurance policies and board minutes. State law sets how fast the association must respond.
Does my insurance cover a special assessment?
Sometimes. Many condo unit policies include "loss assessment" coverage, usually only when the assessment is caused by a covered loss such as a storm, and often with a low limit. Check your policy before you pay.
Is this legal advice?
No. We are not a law firm. We explain the rules and your options in plain English and give you the letters and checklists to act on them. For advice on your situation, talk to a lawyer licensed in your state.