How to run a self-managed HOA in Georgia: the first 90 days

Days 1 to 30: get control

A self-managed board does the work a management company used to do, so the first month is about finding out what you actually have. Ask the previous manager, the previous board or the developer for the following, and keep the answers in one shared folder.

• The recorded declaration, the bylaws, the articles of incorporation and every amendment.
• The rules and regulations, and proof they were provided to owners.
• The current budget, the last two years of financial statements and the reserve balance.
• Bank account details, who the signers are, and the login for every online account the association uses.
• Insurance policies, vendor contracts and their renewal dates.
• The owner list, with mailing addresses and any open balances.

Know which law governs you

Most Georgia HOAs are governed by the Property Owners’ Association Act. Condominiums are under a different statute, with different rules for things like late charges and notices. If you are unsure which applies, that is your first question for the association’s attorney. Our condo guide explains the split.

Then read your own documents with a pen in hand. Fines, late fees and the process for both are things Georgia lets an association do only “to the extent” its documents allow. If yours are silent, do not start charging until your attorney has looked.

Confirm who is on the board

Check the filed officer list against who is actually serving, and make sure the bank and every account has the current officers. This matters more from 2027, when the Secretary of State registration must be signed by an authorized officer or representative.

Days 31 to 60: put the routines on a calendar

Once you have the paperwork, set a rhythm. A volunteer board that decides in advance what happens each month avoids the emergency.

• Monthly: a board meeting, a bank reconciliation, and a look at who is overdue.
• Quarterly: a financial summary for owners, an insurance and vendor-contract check.
• Yearly: the budget, the annual meeting, the reserve review and the Secretary of State renewal.

Meetings and quorum

Georgia sets two minimums for meetings of owners. The association must meet at least once a year, and the notice has to go out early and say what the statute lists. Our annual meeting notice checklist walks through it.

For the board itself, the statute sets a default quorum unless your bylaws specify a larger percentage. Use our free agenda template so every meeting records the same things.

Money: dues, late fees and the budget

Send dues on schedule and keep one ledger. A late charge is allowed only if the instrument provides for it, and then only up to the statute’s cap. Our late fee guide has the numbers and examples.

Violations: a fair process from the start

The most common source of owner disputes is an unclear violation letter. Decide now who inspects, who drafts, and who approves, and use a checklist so every notice states the facts, cites the rule, and says how to respond. Our violation notice checklist tags each item as statute or best practice.

Days 61 to 90: get ready for January 1, 2027

Georgia’s SB 406 changes the rules for associations starting in 2027. By day 60 your documents and officers are in order, so use days 61 to 90 on the changes.

First, registration. From 2027 an owners’ association must register with the Secretary of State, and the registration comes with a financial statement.

• Decide whether to register or to opt out, with your attorney. Opting out has consequences for fines and fees.
• Gather the governing documents and a recent financial statement.
• Put the December 31 renewal on the calendar.

Owners’ rights and your duty of care

The same law lists twelve rights owners can expect, including that directors will act in good faith. Read the whole list once as a board; our owners’ rights guide quotes all twelve.

What to do next

1. 1Days 1 to 7: collect the declaration, bylaws, articles, rules, budget, bank details and insurance policies into one folder.
2. 2Days 8 to 30: confirm officers and bank signers, learn which statute governs you, and read your documents for fines and late fees.
3. 3Days 31 to 45: set the monthly, quarterly and yearly calendar, and hold your first meeting using an agenda.
4. 4Days 46 to 60: send dues on schedule, adopt a violation process, and check insurance and vendor renewals.
5. 5Days 61 to 75: take the SB 406 readiness check and decide, with your attorney, whether to register.
6. 6Days 76 to 90: prepare the filing documents, plan the annual meeting, and brief the board on owners’ rights.

Frequently asked questions

Can a volunteer board run an HOA without a management company in Georgia?

Yes. Many Georgia associations are self-managed. The board takes on the work of records, money, meetings and enforcement, and uses an attorney and an accountant for the parts that need a professional.

What is the most important thing to do first?

Get the governing documents, the bank account access and the current officer list. Almost every other task depends on one of the three.

Do we have to register with the Secretary of State?

From January 1, 2027, an entity that is an owners’ association must register, unless it elects by written notice not to. Opting out has consequences, so decide with your attorney. See our registration guide.

How often must we hold a meeting of owners?

At least once a year, with 21 days’ notice for an annual or regularly scheduled meeting, and seven days for others, as quoted above. Your bylaws may require more.

Do we still need an attorney?

For collections, foreclosure, document amendments and the registration decision, yes. A self-managed board uses an attorney for judgment calls and does the routine work itself.