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.

What the statute says

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

The right belongs to the owner and to an authorized agent, so an owner can generally send an attorney or other representative to examine the records in their place.

How a request generally works

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.

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