Charlotte, NC HOA Rules: Assessment & Dues (2026)

The NC Planned Community Act (Section 47F-3-115) authorizes HOAs to levy assessments as provided in the declaration. Assessment amounts and any increases must follow the procedures in the governing documents, which typically require a membership vote for increases above a certain threshold. Under Section 47F-3-116, the association has a statutory lien on each lot for any assessment levied against the lot from the time the assessment becomes due. The lien has priority over all liens and encumbrances except tax and governmental assessment liens, liens recorded before the declaration was recorded, and first mortgage or deed of trust liens. If assessments remain unpaid for 90 days, the board may authorize foreclosure of the assessment lien. Before initiating foreclosure, the association must provide a 15-day pre-lien notice by first-class mail. The association must also approve the foreclosure by a vote of the board. Under Section 47F-3-116(g), the association may not foreclose an assessment lien if the debt consists solely of fines. Late fees and interest on delinquent assessments are limited to the rates specified in the governing documents. The association must provide annual financial statements to all lot owners within 75 days of the fiscal year end.