What Sellers Have to Tell You About an HOA
Indiana law requires sellers to hand over specific HOA information no later than ten days before closing, including whether the property is subject to an HOA, copies of the recorded governing documents, the current assessment amount, and contact information for the board or management company, per Steadily's Indiana HOA law guide.
What the law does not require is a copy of the HOA's budget, its reserve fund balance, or any pending litigation. If you want to see those, ask for them directly and put it in your purchase agreement, because the seller isn't obligated to hand them over otherwise.
•Indiana has no separate statutory resale certificate. Sellers complete State Form 46234, which discloses whether the property carries HOA covenants and assessments.
•For condos specifically, buyers can request a statement of the seller's unpaid assessments, and the association has 10 business days to provide it.
What Does an HOA Actually Cost in Indiana?
HOA fees vary a lot depending on what the community includes. As a rough range:
•$25 to $75 a month for a basic single-family subdivision with minimal shared amenities.
•$75 to $200 a month if the community includes a pool or clubhouse.
•$400 or more a month for a full-service community with more extensive shared amenities and maintenance.
Ask what the dues actually cover, whether there have been special assessments in the last few years, and whether an increase is planned. A low monthly fee that's about to jump is a different situation than a stable one.
What's Changing for Indiana HOAs This Year
Indiana's legislature passed several community association bills that took effect July 1, 2026, per KSN Law Firm's summary:
•HOAs now have statewide authority to fine owners for violations, but they must adopt and distribute a written Schedule of Fines first.
•The fee an HOA can charge for a resale or payoff letter dropped from $250 to $50, and a simple account balance statement must now be provided free of charge.
•Associations can no longer charge owners to copy governing documents or other records.
•Starting July 1, 2026, only owners who use the property as their primary residence can vote on measures that restrict or prohibit rentals in the community.
•New protections bar HOAs from prohibiting amateur radio antennas, in-home childcare, or the display of the American flag.
What Happens If HOA Dues Go Unpaid?
An Indiana HOA can record a lien for unpaid assessments, and after 90 days it can move to foreclose. The lien stays valid for five years and is enforced the same way a written contract would be. If you're buying a resale, the seller's current-on-dues status is one more thing worth confirming in writing before closing, not just taking their word for it.
What This Means If You're Buying in Bloomington or Bedford
Bloomington has more established neighborhoods with active HOAs than Bedford does, particularly in newer subdivisions and condo developments. Bedford has fewer, though that may shift as new construction picks up. Either way, an HOA is a legal document you're agreeing to live under, not a formality. If a neighborhood has a conservation district or overlay in addition to an HOA, like Bloomington's Cottage Grove, there can be an extra layer of rules on top of the HOA's own covenants, and it's worth understanding both before you write an offer.
The same goes for any property with ADU rules to consider. Some HOAs restrict accessory dwelling units even where the city allows them, so check the covenants, not just the zoning code, before you count on adding one.
Frequently Asked Questions
Does Indiana require HOA disclosure before closing?
Yes. Sellers must disclose HOA status, governing documents, current assessments, and board or management contact information at least ten days before closing.
How much do HOA fees cost in Indiana?
Typically $25 to $75 a month for a basic subdivision, $75 to $200 with a pool or clubhouse, and $400 or more for a full-service community, though every HOA is different.
What changed for Indiana HOAs in 2026?
Several laws took effect July 1, 2026: HOAs need a written Schedule of Fines to issue fines, resale letter fees dropped from $250 to $50, document copying can no longer be charged for, and only primary-residence owners can vote on rental restrictions.
If you're looking at a home with an HOA in Bloomington or Bedford and want a second set of eyes on the covenants before you sign, call or text (812) 360-3863, or visit LesaMillerRealEstate.com.
Lesa Miller, Broker | REALTOR®
Lesa Miller Real Estate | RE/MAX Acclaimed Properties
(812) 360-3863 | [email protected]
