Vermont special assessments: what your board must do.

Owners can reject a special assessment by majority vote; foreclosure needs a plan offer

Does the board need an owner vote?

Vermont law lets the board propose a special assessment, but it takes effect only if owners do not reject it: owners get a summary and a meeting 10 to 60 days later, and a majority of all unit owners (or a larger number your declaration sets) must reject it to stop it. If the board decides by a two-thirds vote that an emergency requires it, the assessment takes effect immediately. This applies to communities created after 1 Jan 1999 (planned communities need 12 or more units) and not to small planned communities of 24 or fewer units unless the declaration opts in.

27A V.S.A. 3-123; 1-201(a); 1-203; 1-204

What notice must owners get?

The board must send owners a summary of a proposed budget or special assessment within 30 days of adopting the proposal and set the owner meeting 10 to 60 days after that. Owner meeting notices must go out 10 to 60 days ahead (the minimum can be cut for an emergency), and board meeting notices at least 10 days ahead with the agenda, unless the meeting is on a schedule owners already have or is an emergency. Notice of an emergency assessment must go out promptly.

27A V.S.A. 3-123; 3-108

Your right to see the records

You can examine and copy the records the association retains, including receipts and expenditures, minutes, financial statements for the past three years and current contracts. You must give five days' notice in a record that identifies the records you want. The association can withhold items such as attorney communications and litigation records, and can charge a reasonable fee for copies and supervision.

27A V.S.A. 3-118

Payment plans, late fees and liens

Unpaid assessments are a lien on your unit. The association cannot start foreclosure unless you owe at least three months of assessments, you did not accept or follow a payment plan it offered, and the board voted to foreclose on your unit. On written request it must give you a statement of what you owe within 10 business days.

27A V.S.A. 3-116

In Vermont, the same rules cover condos and HOAs.

Summarised from the statutes in November 2026. Not legal advice; your declaration and bylaws may add more rules.