Getting Your HOA's Records in Kentucky

When a Kentucky board won't explain where the money goes, the records usually hold the answer — but the hook you use to get them depends on whether you live in a planned community, a condominium, or a pre-2023 HOA. For your specific situation, a licensed Kentucky attorney is the right resource. This is general information, not legal advice.

For post-June-2023 planned communities (KRS 381.785–.801)

For planned communities formed after June 29, 2023, the Kentucky Planned Community Act supplies a statutory framework that includes required provisions for the declaration or bylaws (KRS 381.792), open board meetings and director standards (KRS 381.793), and an assessment / budget structure (KRS 381.797). It also includes two records-specific sections: KRS 381.794 (financial records and an annual financial report) and KRS 381.795 (examination of records by an owner). Under KRS 381.795, an owner "may examine and copy the books, records, and minutes of the association" subject to reasonable standards the board may set on the type of documents and the time and place of inspection — though, unless the board approves, an owner may not examine information whose disclosure is prohibited by state or federal law. Owners gain a statutory floor for transparency that previously didn't exist for Kentucky planned communities.

For older HOAs (formed before June 29, 2023), the Act generally doesn't apply, and the records right comes from the bylaws and the Nonprofit Corporation Act.

For condominiums

For condominiums created on or after January 1, 2011, the Kentucky Condominium Act (KRS 381.9101–.9207) supplies the records framework, alongside the condominium instruments.

For condominiums created before January 1, 2011, the Horizontal Property Law (KRS 381.805–.910) controls instead.

For incorporated HOAs (almost always relevant)

Most Kentucky HOAs and condo associations are incorporated as nonprofits under the Kentucky Nonprofit Corporation Act, KRS Chapter 273. That layer supplies member rights to inspect corporate records — books of account, minutes, and similar — subject to proper purpose and the conditions the statute imposes. Even where a property statute applies, the corporate-law layer often supplies the broader records right Kentucky owners rely on.

For pre-2023 planned-community HOAs, this corporate-law layer plus the bylaws is typically the records framework.

What owners commonly request

People reviewing the association's books often look at:

• The annual budget, reserves, and financial statements
• Bank statements and vendor contracts
• The declaration, bylaws, adopted rules, and any fine schedule
• Board and member meeting minutes and notices
• The current statement of any pending assessment

Records frequently feed other disputes — questioning a fine or the assessment lien usually starts with the underlying documents.

If records are withheld

For incorporated HOAs, KRS 273 makes member inspection rights enforceable; for planned communities under the 2023 Act, KRS 381.795 supplies the owner's statutory right to examine and copy association records (and KRS 381.794 the financial-report obligation). Owners commonly put requests in writing (keeping a dated copy), name the records specifically, and consult a licensed Kentucky attorney for unresolved refusals.

Sources

• KRS Chapter 381 — full chapter
• KRS 381.795 — Examination of records by owner
• Kentucky 2023 SB 120 — Planned Community Act enactment (KRS 381.794, 381.795)
• KRS Chapter 273 — Nonprofit Corporation Act overview