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HB 444

Housing - As enacted, deletes the definition of "blighted area" and defines "blighted property" for purposes of condemnation by housing authorities; clarifies that housing authorities may acquire real property without using eminent domain; authorizes housing authorities to pay more than fair market value for properties that are not blighted but that are in a blighted area; makes other related changes. - Amends TCA Title 13, Chapter 20; Title 13, Chapter 21 and Title 29, Chapter 17.

114th Regular Session (2025-2026) Introduced by Bud Hulsey

HB 444 tightens HOA rules in NC by adding protections for owners, establishing mandatory prelitigation mediation, and limiting fines, fees, and board decisions.

Comp. became Pub. Ch. 114
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Bill Summary · HB 444

HB 444 — Homeowners Association Reform Bill (North Carolina)

Status: Reported Favorably, Committee Substitute 2 (Reptd Fav Com Sub 2) — (Multiple committee actions; see legislative history)

Purpose / Intent

HB 444 makes targeted reforms to the laws governing unit owners' associations (condominiums) and lot owners' associations (planned communities) (Ch. 47C and Ch. 47F). The bill aims to increase member protections, add procedural safeguards, require pre‑litigation mediation for HOA disputes, and direct state collection/reporting of complaints involving associations.

Key provisions (highlights)

  • Applicability of declaration amendments

    • Amendments to declarations (G.S. 47C-2-117 / 47F-2-117) only apply to owners who acquire their unit/lot after the amendment takes effect. Existing owners are grandfathered until conveyance/transfer.

  • Managing agents / contracts

    • Contracts with managing agents limited to 1 year; automatic renewals must be terminable by the association for any reason upon 60 days’ notice.
    • Managing agents cannot be paid (in whole or part) based on fines collected and may not charge owners or associations fees for collecting fines.

  • Budget process and limits

    • Executive board must provide a budget summary within 30 days of adoption and set a ratification meeting 10–60 days later; budgets may be ratified without a quorum and stand unless a majority of all owners rejects them.
    • After ratification, the board may not increase the budgeted common expense liability for the fiscal year by more than 5% without approval of a majority of all owners.

  • Owner modification requests

    • Associations must follow a fair, written procedure for approving/disapproving changes to units or limited common elements.
    • Decisions must be in writing, made in good faith, and issued within 90 days of initial submission or supplemental information; disapprovals must explain reasons and describe reconsideration.

  • Fees, fines, and collections

    • Late assessments: association may charge greater of $20/month or 10% of an unpaid installment.
    • Suspend privileges (not access rights) or impose fines up to $100 after notice and opportunity to be heard; explicit exceptions for small private lessons (tutoring, music, swimming, etc., up to 5 people).
    • Associations may charge up to $200 (per statement/request) for lender questionnaires or payoff statements (to be provided within 10 business days), plus an expedite fee up to $100 if requested within 48 hours of closing.

  • Records and copies

    • Reasonable charge to provide member-requested copies, limited to actual photocopy cost.

  • Parking on public streets

    • Associations may not enforce restrictions on parking personal vehicles on public streets/roads maintained by NCDOT/local governments unless authority is expressly delegated (delegations limited to 5 years).

  • Dispute resolution and reporting

    • Mandates prelitigation mediation for disputes between associations and members (text and implementation details in bill).
    • Requires the Department of Justice to collect and report complaints submitted to it involving HOA disputes.

Who is affected

  • Homeowners associations (HOAs), condominium associations, and planned community associations (boards and managing agents) in NC.
  • Unit and lot owners, prospective purchasers, lenders, managing agents, and local governments (re: parking delegations).
  • North Carolina Department of Justice (administration of complaint collection/reporting) and potentially courts (mediation requirement).

Potential impact

  • Increased procedural protections and predictability for owners (limits on retroactive declaration changes, timelines for board decisions, caps on fines/late fees).
  • Greater administrative requirements for associations (timely responses, mediation programs, reporting obligations).
  • Potentially reduced revenue sources tied to fines/collections for some managing agents; changes to manager compensation structures.
  • Lenders and closing agents will need to plan for statutory turnaround times and allowable fees for statements.

Effective timing / procedural notes

  • The bill amends Chapters 47C and 47F and contains multiple committee substitutes; it has been reported favorably (Com Sub 2). Readers should consult the latest legislative status for final passage and the effective date (if enacted).

Compiled from official sources — confirm details with the bill’s official record.

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