In Delaware, most modern homeowners' associations and condominiums are governed primarily by the Delaware Uniform Common Interest Ownership Act (DUCIOA), codified at 25 Del. C. Chapter 81. But DUCIOA is rarely the only statute that applies, and which laws control depends on your community's age and how it is organized:
- DUCIOA (Chapter 81) took effect September 30, 2009 and is the primary statute for communities created after that date.
- The Unit Property Act (25 Del. C. Chapter 22) is Delaware's older condominium statute and still governs condominiums created before that date, with only a defined subset of DUCIOA layered on — and where the older documents conflict with DUCIOA, the older documents generally control (§ 81-119). HB 112 (2021) expanded the set of DUCIOA sections that reach these pre-existing communities.
- The entity law governs the organization itself: the Uniform Unincorporated Nonprofit Association Act (6 Del. C. Chapter 19) if the association is unincorporated, or Delaware corporate law if it is incorporated as a nonprofit.
- The governing documents (declaration, bylaws, rules) and federal law such as the Fair Housing Act apply alongside all of the above.
Figuring out which combination applies to your community is the foundation for everything else — see Which Delaware Laws Actually Govern Your HOA or Condo?. Because the right mix of laws is community-specific and the stakes are your home, a licensed Delaware attorney is the best resource for how it all applies to your situation. What sets Delaware apart is that homeowners are not limited to the courts: the state also runs a dedicated Common Interest Community Ombudsperson through the Department of Justice.
Fines and penalties (§ 81-302)
A Delaware association's power to fine is tied to a process. Under the powers granted by the Act:
"after notice and an opportunity to be heard, may levy reasonable fines for violations" — 25 Del. C. § 81-302(a)(11)
So notice and a chance to be heard generally come before a fine, and the fine must be reasonable. More on how that works: Challenging an HOA Fine in Delaware.
Records requests (§ 81-318)
The association's records belong to the owners. The Act provides that association records:
"shall be available for examination and copying by a unit owner or the unit owner's authorized agent" — 25 Del. C. § 81-318(b)
The right applies when the request is made in good faith and for a proper purpose related to the owner's membership, and it is exercised on five days' written notice reasonably identifying the purpose and the specific records requested (§ 81-318(b)). The association may charge a fee for converting, inspecting, or copying records, but it "may not exceed the actual cost of the materials and labor incurred by the association" (§ 81-318(e)). See Getting Your HOA's Records in Delaware.
The assessment lien and foreclosure (§ 81-316)
Unpaid assessments can become a lien, and Delaware allows that lien to be foreclosed — but through the courts:
"the association's lien must be foreclosed in like manner as a mortgage on real estate" — 25 Del. C. § 81-316(j)(1)
The Act also gives the association a limited priority over a first mortgage for a slice of unpaid common expenses. How that plays out: Can a Delaware HOA Foreclose Over Unpaid Dues?.
Meetings (§§ 81-308, 81-308A)
DUCIOA covers owner meetings in § 81-308 (at least once a year, on 10 to 60 days' notice) and executive board meetings in § 81-308A (at least quarterly, open to owners after the period of declarant control ends, except for listed executive sessions). For communities created before September 30, 2009, § 81-119 extends § 81-308A but not § 81-308. See Your Right to Attend HOA Meetings in Delaware.
The Delaware HOA Ombudsperson
Delaware homeowners have a state resource many states lack — the Common Interest Community Ombudsperson in the Department of Justice's Fraud and Consumer Protection Division, which provides information and helps point homeowners and associations toward resolving disputes. See Delaware's HOA Ombudsperson: Where Homeowners Can Turn.
Frequently asked questions
Can my HOA fine me without notice?
Under § 81-302(a)(11), the power to fine comes "after notice and an opportunity to be heard," and the fine must be reasonable.
How do I get the association's records?
§ 81-318 makes records available for examination and copying, when the request is made in good faith and for a proper purpose, on five days' written notice identifying the purpose and the records; any fee may not exceed the actual cost of materials and labor.
Can the HOA take my home over unpaid dues?
The assessment lien can be foreclosed, but "in like manner as a mortgage" — that is, through the court process — under § 81-316.
Sources
- 25 Del. C. Chapter 81 — Delaware Uniform Common Interest Ownership Act
- 25 Del. C. Ch. 81, Subchapter III — management, records (§ 81-318), meetings (§§ 81-308, 81-308A), lien (§ 81-316), powers (§ 81-302)
- 25 Del. C. § 81-116 — effective date; applicability to new communities
- 25 Del. C. § 81-119 — applicability to pre-existing communities; conflict rule
- Delaware House Bill 112 (2021) — DUCIOA amendments reaching pre-existing communities
- 25 Del. C. Chapter 22 — Unit Property Act (older condominiums)
- 6 Del. C. Chapter 19 — Delaware Uniform Unincorporated Nonprofit Association Act
- Delaware DOJ — Common Interest Community (HOA) Ombudsperson