5 county-level rules, plus city-specific rules for 4 cities in Franklin County, Ohio.
Verified from official government sources
Franklin County HOAs in planned communities operate under Ohio Planned Community Law (ORC 5312) and condominiums under ORC 5311. Boards must hold annual meetings, provide at least 10 days written notice, maintain meeting minutes, and allow owner attendance. Quorum, voting, and election rules are set in the community declaration and bylaws filed with Franklin County Recorder.
ORC 5312.04
Section 5312.04 | Election of officers; powers; meetings. (A) A board of directors of an owners association shall elect officers from the members of the board, to include a president, secretary, treasurer, and other officers as the board designates. (B) A board may act in all instances on behalf of an association unless otherwise provided in this chapter, the declaration, or bylaws. The board m...
Franklin County HOA architectural review committees (ARCs) enforce CC and R design standards for exterior changes, additions, colors, fences, and landscaping. Under ORC 5312.03, declarations may require owner applications before exterior modifications. ARC decisions must be consistent with declaration and cannot be arbitrary or discriminatory. Homeowners retain right to satellite dishes and solar panels under federal/state law despite ARC restrictions.
ORC 5312.03
Section 5312.03 | Administration; owners association; board of directors. (A)(1) An owners association shall administer a planned community, and a board of directors the owners elect from among the owners and their spouses shall exercise all power and authority of the owners association. If an owner is not an individual, any principal, member of a limited liability company, partner, director, o...
Franklin County HOAs assess regular dues and special assessments under authority of recorded declaration and ORC 5312.11. Assessments become automatic liens on owner property; unpaid assessments may be foreclosed after proper notice. Ohio HB 199 (2018) strengthened HOA lien procedures but required clearer disclosure. Late fees and interest capped by declaration; court may reduce unreasonable charges.
ORC 5312.11
Section 5312.11 | Individual lot assessments. (A) An owners association may assess an individual lot for any of the following: (1) Enforcement assessments and individual assessments for utility service that are imposed or levied in accordance with the declaration, as well as expenses the board incurs in collecting those assessments; (2) Costs of maintenance, repair, or replacement incurred due ...
Franklin County HOA disputes may be resolved through internal appeal, mediation, arbitration, or litigation in Franklin County Court of Common Pleas. ORC 5312.09 requires associations to maintain dispute procedures. Some declarations mandate mediation or arbitration before litigation. Ohio does not have a state-level HOA ombudsman. Attorney fees typically follow declaration; prevailing party fees common.
Franklin County HOA CC and R enforcement follows ORC 5312 and recorded declaration. Associations must enforce uniformly to avoid waiver and selective enforcement defenses. Violation notices typically provide cure period (10 to 30 days) before fines or legal action. Ohio recognizes laches defense if association delays enforcement. HOAs cannot enforce rules conflicting with state or federal law.
ORC 5312.13 / 5312.06
Section 5312.13 | Compliance with covenants, conditions and restrictions; action for damages. The owners association and all owners, residents, tenants, and other persons lawfully in possession and control of any part of an ownership interest shall comply with any covenant, condition, and restriction set forth in any recorded document to which they are subject, and with the bylaws and the rules...
4 cities in Franklin County have their own hoa rules rules. Each link goes to that city's dedicated page with code citations.
5 verified rules • Architectural Review, Assessment & Dues
5 verified rules • Architectural Review, Assessment & Dues
5 verified rules • Architectural Review, Assessment & Dues
5 verified rules • Architectural Review, Assessment & Dues
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