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

HOA assessments in Raleigh planned communities are governed by NC Gen Stat 47F-3-115, which authorizes the association to levy assessments against lots on the basis set forth in the declaration. Regular (annual or monthly) assessments fund the budget approved by the board each year, and most declarations cap annual increases at a stated percentage (often 10 to 20 percent) or require member approval for larger jumps. Special assessments for capital projects, insurance shortfalls, or uninsured losses may also be levied, typically requiring either board action alone (for smaller amounts) or a supermajority member vote (for larger projects, often above a declaration-specified threshold like $500 per lot). Once levied, assessments become a personal obligation of the owner and a lien on the lot under 47F-3-116. The lien arises automatically on the due date but is not perfected as against third parties until a claim of lien is recorded with the Wake County Register of Deeds. Unpaid assessments accrue interest at the rate specified in the declaration or, if silent, the North Carolina legal rate of 8 percent per year. Late fees are allowed if authorized in the declaration, typically 10 to 25 dollars per month. After 90 days of delinquency, associations may pursue judicial or non-judicial foreclosure on the lien under 47F-3-116 and Chapter 45 of the General Statutes, though they must provide owners written notice and a 15-day cure period before filing. Importantly, NC law requires a hearing opportunity before fines or suspension of privileges can be imposed under 47F-3-107.1, and associations cannot foreclose for fines alone (only unpaid assessments and lawful interest/fees). Owners facing collection should request a written itemized account and may dispute charges within 30 days.