Getting Your HOA's Records in Vermont: What Owners Are Entitled To

When a Vermont board makes decisions owners don't understand — a sudden assessment, an opaque budget, a fine with no explanation — the records usually hold the answer. Under the Vermont Common Interest Ownership Act (VCIOA), Title 27A, those records are open to the owners. This is general information, not legal advice — for how it applies to your specific situation, a licensed Vermont attorney is the right resource.

Do Vermont HOAs have to let owners see records?

Yes. Under 27A V.S.A. § 3-118, association records "must be available for examination and copying by a unit owner or the owner's authorized agent." Because the right also belongs to an authorized agent, a Vermont owner can generally send an attorney or other representative to examine the records in their place.

VCIOA addresses association records directly:

"must be available for examination and copying by a unit owner or the owner's authorized agent" — 27A V.S.A. § 3-118

How much notice does a Vermont HOA records request need?

Generally, five days' notice. Under 27A V.S.A. § 3-118, a request is typically made on five days' notice in a record that reasonably identifies the specific records sought. That text dates from a rewrite effective January 1, 2012, so for a community created on or before January 1, 2011, which version applies can be a question for an attorney.

Under § 3-118, a request is typically made on five days' notice in a record that reasonably identifies the specific records sought. Two practical implications:

• A request naming the records — "board minutes for the past year," "the reserve study," "the vendor contract for snow removal" — fits the statute's "reasonably identify" language better than a blanket demand.
• The statute frames the right around examination and copying on notice, rather than an instant handover.

The current text of § 3-118 comes from a rewrite by 2009, No. 155 (Adj. Sess.), effective January 1, 2012. Section 1-201(a) provides that "Amendments to this title apply to all common interest communities that contain 12 or more units that may be used for residential purposes and are created after January 1, 2011, or are subject to this title by amendment of their declaration," so for a community created on or before January 1, 2011, which version of § 3-118 applies can be a question worth putting to an attorney.

Copying fees

VCIOA allows the association to charge a reasonable fee for copying. A charge that functions as a barrier rather than a copying cost is something an owner can question.

What records are commonly sought

Owners reviewing the association's books often look at:

• Meeting minutes and notices
• The budget, reserve study, and financial statements
• Bank records and vendor contracts
• Governing documents, adopted rules, and any fine schedule

Records frequently feed other disputes — challenging a fine often begins by requesting the rule and fine schedule that supposedly authorized it, and questions about dues increases usually start with the budget.

If the association refuses

Section 3-118 makes records "available for examination and copying," so an outright refusal or indefinite delay cuts against the statute. When records are withheld, Vermont homeowners commonly put the request in writing (keeping a dated copy), and for an unresolved refusal, consult a licensed Vermont attorney about enforcing the right under § 3-118.

Sources

• 27A V.S.A. § 3-118 — Association records
• 27A V.S.A. § 3-102 — Powers of unit owners' association
• 27A V.S.A. § 1-201 — New common interest communities