Budget season
Georgia HOA and condo budget guides
Georgia budget season starts with a question most states do not ask: which act governs your community? The Georgia Condominium Act applies to condominiums by operation of law. The Property Owners' Association Act applies to a development only where the instrument affirmatively elects it. The answer changes which sections you are reading.
Once you know that, the second Georgia truth follows: the code sets the assessment authority and the collection machinery, and leaves the budget calendar and the reserve policy to the instrument. These guides cover the method, the clocks Georgia does impose, and why the words your declaration uses about reserves and special assessments matter more here than in most states.
How to build a Georgia HOA or condo annual budget
Identify the governing act, build from actuals, and set reserves and assessments the way your instrument actually authorizes.
Read the guideGeorgia budget calendar and the clocks that matter
A working budget calendar for Georgia boards, plus the five business day and 30-day statutory clocks that cut across it.
Read the guideReserve study basics for Georgia boards
What the instrument has to say before reserves are a common expense, how a study is built, and where underfunding first becomes visible.
Read the guideRaising assessments in Georgia
Express special assessment authority, the nonuse rule, grantee liability, and what the Georgia lien statutes actually cap.
Read the guideBudget packet checklist for Georgia boards
The owner mailing, the records the statute requires you to keep, and the disclosure obligations your adopted budget has to satisfy.
Read the guideRun the numbers while you read
The calculators these guides reference are free and need no account.
- Georgia board tools. Calculators, planners, and document generators.
- Annual budget builder. Line editing, per-unit dues derivation, and notice-deadline tracking.
- Georgia statute reference. The sections every guide above cites.
Compare notes with other Georgia boards
Common Elements is where boards and managers compare vendors, run RFPs, and ask each other what a budget number should look like. Free to join, no credit card.