In 2025, California and Utah passed new laws and Florida already adopted reforms whose major provisions are active. These legal changes affect how homeowner associations enforce rules, maintain records, interact with homeowners, and handle fines. The following sections summarize what the laws require under current statute and what boards may want to review in governing documents or practices.
California AB 130 (Signed June 30, 2025 Effective Immediately)
California’s Assembly Bill 130 introduced significant changes under the Davis-Stirling Act effective June 30, 2025.
What It Requires
HOA fines for most governing document violations are now capped at $100 per violation unless the violation may result in an adverse health or safety impact. In that case, the board must make a written finding in an open meeting.
Homeowners must have opportunity to cure the violation before fines or disciplinary action are enforced. If cure requires more time than notice allows, a financial commitment may suffice.
Associations may no longer impose late fees or interest on fines.
Boards must issue written notification of hearing results within 14 days of board action.
AB 130 does not affect fines imposed prior to June 30, 2025. (BBKLaw2
Utah HB 217 (Effective May 7, 2025)
Utah’s House Bill 217 introduced several governance reforms for HOAs effective May 7, 2025.
What It Requires
Establishment of the Office of the Homeowners’ Association Ombudsman under Department of Commerce.
All HOAs must register with the Ombudsman office annually.
Regulation of transfer and reinvestment fees with better notice and in some cases approval by owners.
Limits on late fees and interest for unpaid assessments.
Greater transparency regarding governing document amendments, design review, and access to association records.
Florida HB 1203 (Enacted in 2024 Key Provisions Active by January 1, 2025)
Florida’s HB 1203 includes record keeping and transparency mandates many associations must now follow.
What It Requires
HOAs with 100 or more parcels must have website or app with owner‐only portal by January 1, 2025 containing specified documents including governing documents, contracts, financials, insurance, meeting agendas and notices.
Official records must be retained for at least 7 years unless governing documents require a longer period.
Larger associations have expanded financial reporting obligations.
Better disclosure obligations of contracts, committee member/CAM info, and redaction where needed.
Best Practices Boards May Want to Review
Laws set legal minimums. Practices that align with statutes reduce risk and improve association functioning.
Review fine schedules enforcement policies and governing documents to confirm compliance with AB 130 (CA), HB 217 (UT), HB 1203 (FL)
Ensure any health or safety exceptions in CA are documented with written findings in open meetings
Maintain secure access to required records and portals where required and ensure notices and communication are updated when changes occur
Ensure board members committees managers are educated about new requirements deadlines obligations
Communicate changes clearly with homeowners what changed what the association is doing and how those changes affect the community
What This Means for Governance and Risk
Practices that conflict with current law may no longer be enforceable
Homeowner rights are strengthened under statute for cure rights due process and disclosure
Associations not aligned with law risk legal challenge or invalid enforcement actions
Associations that proactively align tend to reduce disputes improve trust and protect property values
Moving Forward
California (June 30, 2025), Utah (May 7, 2025), and Florida (transparency and portal requirements active by January 1, 2025) now have legal frameworks in place. Boards that review their fine schedules notice procedures record access governance policies are in better position for compliance homeowner trust and smoother operations.
If your association is not sure whether policies documents or practices align with these legal changes consider requesting a management proposal. Royale Management Services offers governance document review legal compliance assessment and assistance updating practices. Royale Management Services has supported community associations through legal and regulatory change for over 40 years and stands ready to help your association do the same.
