Georgia HOA collections notice: checklist and fill-in notice

Use this when an owner is behind and the board is thinking about attorney’s fees or a lien. The checklist follows the statute, and each item says whether it comes from the statute or is our suggestion. The notice that follows is the first written step: it names what is owed, gives the owner 30 days to pay, and leaves every amount, date and rule number as a blank.

Print the page, fill in the brackets from your own ledger and documents, and have your attorney review the notice once. Keep that version as your master copy. This is a template, not legal advice. It is not the separate notice before foreclosure, which has its own contents and which your attorney should prepare.

1. Best practiceConfirm the account is delinquent and every amount matches the ledger.List each charge, the date it was due, and the section of your documents that authorizes it.
2. StatuteDecide whether an emergency exception applies.The statute excepts circumstances necessitated by emergency conditions involving public safety or the preservation of property. If you think one applies, ask your attorney. Otherwise continue.
3. StatuteFrom January 1, 2027: confirm the association is registered with the Secretary of State.An unregistered association may not collect fines or fees from an owner, or file liens or start foreclosure.
4. StatuteFrom January 1, 2027: confirm no complaint to the Secretary of State covers these fines or fees.A complaint acts as an automatic stay on collecting the fines or fees it covers or relates to.
5. StatuteWrite an initial written notice that identifies each outstanding fine or delinquent fee.The notice below has a numbered list for this. One line per item, each with a date and an amount you fill in.
6. StatuteSend it by certified mail or statutory overnight delivery, from the association or its agent, to the lot owner.Ordinary first-class mail does not match the statute’s words.
7. StatuteGive the owner 30 days from receipt of the notice to pay.Count from the day the owner receives it, not the day you mail it.
8. Best practiceSave the proof of delivery with the account, and put day 30 after receipt on the calendar.Receipt date, tracking number, who signed.
9. StatuteCharge late fees and interest only to the extent your instrument provides.The statute sets outer limits on both, and only applies them “to the extent that the instrument provides.” See our late fee guide.
10. StatuteDo not claim attorney’s fees until the statute’s steps are done, including an itemized list of the reasonable fees claimed.Hours, rates and tasks, not a lump sum. If the balance is still unpaid after the 30 days, have your attorney prepare it.
11. StatuteFor a foreclosure, plan a separate notice with your attorney.It has its own minimum notice period (30 days to the end of 2026, 60 days from January 1, 2027), its own delivery method and its own contents. See the quotes at the bottom of the page.
12. Best practiceHave the board approve the notice, record the approval in the minutes, and have your attorney review it.