Georgia • Board dispute / records
Your Georgia board won't share records or play fair — what are your rights?
A Georgia board that stops sharing records, decides things behind closed doors, or runs questionable elections is frustrating partly because it's unclear what your rights are and who, if anyone, can help.
The short answer
Georgia has no community-association regulator, so a board dispute generally runs through the courts. Owners still have records, meeting, and election rights under the governing documents and Georgia law. CondoSignal reads your documents against Georgia's rules to tell you where you stand. Free.Georgia at a glance
State regulator
None
No centralized HOA regulator; the Georgia Real Estate Commission licenses community-association managers only
Governing law
UCIOA-based
Georgia Condominium Act (O.C.G.A. § 44-3-70 et seq.) and the opt-in Property Owners' Association Act. Not UCIOA.
Super-lien
Yes
Priority over all liens except a first mortgage and taxes; foreclosure threshold around $2,000 (≈ 6 months)
Resale disclosure
Cancellation right
7-day rescission on developer/initial condo sales only (§ 44-3-111); none for resale between owners
Who can help in Georgia
Georgia has no dedicated community-association regulator or ombudsman, so enforcement of your rights generally runs through the courts. Knowing whether your state offers a non-litigation path shapes your realistic options.
Your records and meeting rights
Most states give owners a right to inspect the association's financial records, contracts, and minutes, and to receive notice of meetings — under Georgia Condominium Act (O.C.G.A. § 44-3-70 et seq.) and the opt-in Property Owners' Association Act. Not UCIOA. and your governing documents. The scope and timelines vary, so the first step is establishing exactly what you're entitled to see and when. Put any records request in writing and keep the date.
Dysfunction vs. disagreement
Boards have broad discretion to make decisions you may dislike; the line into genuine dysfunction is usually procedural — records improperly withheld, meetings without notice, votes outside open session, flawed elections, or self-dealing. Those patterns are what a specialist can act on, and what's worth documenting.
Your rights in Georgia
As a Georgia owner you generally have rights to inspect association records, receive meeting notice, and a fair election under Georgia Condominium Act (O.C.G.A. § 44-3-70 et seq.) and the opt-in Property Owners' Association Act. Not UCIOA. and your governing documents. None of this is legal advice — confirm against the current statute and a licensed professional in your state.
What to check
- Put your records request in writing and note the date.
- Check Georgia's records-inspection right and timeline.
- Document missed meeting notices or closed-session votes.
- Review the governing documents for election procedures.
- Remember Georgia has no association regulator — your leverage is the records and procedure rights in your documents.
- Watch for board self-dealing or undisclosed conflicts.
Sources
- O.C.G.A. § 44-3-107 — condominium insurance coverage(High)
- O.C.G.A. § 44-3-111 — sale disclosure & reserves(High)
- O.C.G.A. § 44-3-109 — condominium lien(High)
Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a Georgia-licensed professional.
Related guide
Georgia governance risk — the full guide →This page answers what to do right now. For how governance risk works in Georgia — the law, the process, and what to check before you buy or sell — read the full state guide.
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“The board approved a $15,000-per-unit special assessment for façade repairs, payable over 12 months.”
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