The Georgia HOA Board Calendar: Every Filing and Deadline in One Place
I've dealt with HOAs, and volunteer boards rarely miss deadlines because they're careless. They miss them because nobody handed them a list. When the one person who kept it all in their head moves away, filings slip. An association can end up administratively dissolved without anyone noticing.
This is the list. It's built for self-managed boards in Georgia, and it includes a big change coming January 1, 2027.
The big new one: HOA registration starting 2027
Georgia's 2026 Property Owners' Bill of Rights law (SB 406) creates a new registration for owners' associations with the Secretary of State, starting January 1, 2027. This is separate from your corporation's annual registration. As written:
- $100 to register, and $100 each year to renew. Registration expires December 31.
- You file your governing documents, your officers and a financial statement dated within the last year.
- You report changes within 30 days.
- An unregistered association can't collect fines or fees, file liens or foreclose.
- Records of assessments, fines, liens and foreclosures have to be kept for 10 years.
The details are new, so check the Secretary of State's site for the first filing window and talk to your association's attorney.
The year at a glance
| When | What |
|---|---|
| January 1 to April 1 | Corporate annual registration with the Secretary of State if your HOA is incorporated. $40 for a nonprofit corporation, with a $25 penalty if late. Miss it and you risk administrative dissolution. |
| By the 15th day of the 4th month after year end (3rd month for a June 30 fiscal year) | Federal Form 1120-H if you use it (April 15 for a calendar-year association) |
| 21 days before the annual meeting | Notice of the annual meeting, if your association is under the Georgia POA Act |
| At the annual meeting | Reports on the association's affairs, finances and budget projections |
| Before the new fiscal year | Adopt next year's budget and set dues |
| Each insurance renewal | Review the master policy and directors and officers coverage |
| Every few years | Update your reserve study |
| December 31 | Owners' association registration expires (from 2027). Renew. |
Meetings
If your declaration elects the Georgia Property Owners' Association Act, the association has to meet at least once a year, with at least 21 days' notice for annual or regular meetings and 7 days for others. The annual meeting has to include comprehensive reports on the association's affairs, finances and budget projections. Incorporated nonprofit associations also have an annual meeting requirement under the Nonprofit Corporation Code.
Form 1120-H
Many HOAs file Form 1120-H instead of a regular corporate return. To qualify, at least 60% of gross income has to come from member dues and assessments, and at least 90% of spending has to go to the property. Tax is 30% on net non-exempt income like interest, after a $100 deduction. You choose it each year by filing it.
Where to start
- Find your declaration and check whether it elects the POA Act.
- Look up your association on the Secretary of State's site and confirm its status.
- Put every date above on a shared calendar that outlives any one board member.
General information, not legal advice. Your declaration and bylaws can add requirements, and the 2027 changes are new. Check with an attorney who works with Georgia associations.
Common questions
When is the Georgia corporate annual registration due for an HOA?
Filing opens January 1 and is due April 1. Late filings carry a penalty and missing it can lead to administrative dissolution.
Do Georgia HOAs have to register with the Secretary of State?
Starting January 1, 2027, a new law requires owners' associations to register and renew each year for $100 unless they opt out in writing. An association that opts out can't collect fines, fees or accelerated assessments, and an unregistered association can't collect fines or fees, file liens or foreclose.
How much notice is required for a Georgia HOA annual meeting?
For associations under the Georgia Property Owners' Association Act, at least 21 days for annual or regular meetings and 7 days for other meetings.
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Sources checked October 2026:
General information for Georgia property owners, not legal, tax or insurance advice. Rules change, so check the official source or a professional before you act.