Not Paying HOA Fees in Los Angeles? Here’s What You Need to Know

Owning a home in Los Angeles comes with community dues and rules, and ignoring them can create stress you don’t need.
If you’re behind on HOA fees or worried about falling behind, you’re not alone—many homeowners ask what happens when they stop paying those monthly assessments.
This guide explains the real consequences of not paying HOA fees, the protections California law offers, and the practical options you have to avoid foreclosure and protect your home.

Why HOA Fees Matter in Los Angeles

Homeowners’ associations use dues to maintain shared spaces like landscaping, pools and security.
In L.A. these services add value to your property, and the HOA depends on everyone paying on time.
Late payments can trigger late fees and make the total debt snowball quickly.
Under California law, interest on overdue assessments can’t exceed 12% per year and late charges are capped at 10% of the assessment or $10, whichever is greater.
If you fall behind, you’ll receive written notices explaining what you owe and what fees apply.
Ignoring those notices only makes things harder.

What Happens When You Don’t Pay HOA Fees

Late Fees, Interest, and Suspension of Amenities

When a payment is missed, the HOA sends a written reminder stating the original due date and the balance.
If you don’t pay by the deadline, the association can add a late charge, which in California is limited to 10% of the delinquent amount or $10.
The HOA may also charge interest—up to 12% per year on the overdue balance.
Some communities suspend access to amenities such as the gym or pool until you’re up to date.
These penalties aren’t meant to punish, but they can make the situation feel overwhelming.

Property Liens and Foreclosure Risk

The biggest fear for most homeowners is foreclosure.
California law allows an HOA to record a lien on your property for unpaid assessments, but it cannot foreclose unless your delinquent assessments are at least $1,800 or more than 12 months overdue.
Late fees, interest and attorney costs don’t count toward this threshold.
Once the threshold is met, the HOA must send a pre‑lien notice and offer a repayment plan before moving forward.
If you still don’t pay, the HOA can formally record a lien and, after more notice periods and board approvals, start foreclosure.
Foreclosure is a last resort, but it can happen, so it’s important to understand your rights and act early.

Understanding Your Rights Under California Law

California’s Davis‑Stirling Act outlines how HOAs must handle fees, fines and collections.
This law requires associations to adopt a schedule of monetary penalties and to give homeowners notice and an opportunity to be heard before imposing fines.
It also prohibits HOAs from treating fines as assessments that can lead directly to liens or foreclosure.
In other words, the HOA cannot foreclose solely because you parked in the wrong spot or painted your door the wrong color.
If fines or fees seem unfair, you can request an internal dispute resolution meeting or a formal hearing.
This process allows you to explain your situation and negotiate before matters head to court.

Payment Plans and Negotiation

If you’re struggling, talk to your HOA sooner rather than later.
California law encourages associations to offer payment plans for delinquent assessments.
Outlining a realistic monthly or quarterly schedule shows good faith and can reduce late fees or interest.
Always get any agreement in writing.
If the board refuses to work with you or imposes unreasonable demands, consult with an attorney who specializes in HOA law; a legal professional can explain your options and protect your rights.

Dispute Resolution and Mediation

When internal meetings don’t resolve the issue, mediation or arbitration can help.
These processes involve a neutral third party and are generally less combative and costly than court.
Mediation keeps discussions confidential, preserves relationships with neighbors and often leads to creative solutions.
Arbitration results in a binding decision but can still be quicker and cheaper than litigation.

How Foreclosure Works in Los Angeles

If delinquent assessments cross the $1,800 or 12‑month threshold and other collection methods fail, the HOA may vote to foreclose.
The board must approve the lien and foreclosure in open meetings and record the decision in the minutes.
A Notice of Default is then recorded, starting a 90‑day period during which you can pay the debt.
If you don’t resolve it, the HOA can issue a Notice of Trustee’s Sale at least 20 days before the auction.
You still have a right to cure the debt during this time, and some homeowners can even repurchase the property after the sale through a short redemption period.
Foreclosure by an HOA is serious, but the law provides multiple notice periods and opportunities to pay or contest the debt.

Options Beyond Paying the HOA Debt

Sell the Property Quickly

If you’re unable to catch up on dues and face the risk of losing your property, selling might be the smartest choice.
Companies like MaxNet Homes are cash home buyers that purchase houses in any condition, so you can avoid further fines and legal costs.
Tricia Watts, founder of MaxNet Homes and a veteran of HGTV’s Flipping 101, has built a reputation for offering fair, fast cash offers in the Los Angeles market.
A recent review highlighted how she helped a family in Torrance sell an inherited property without repairs or showings, calling the process “honest and stress‑free.”
For homeowners facing mounting HOA debt, a direct cash sale can prevent foreclosure, pay off outstanding dues and put money in your pocket quickly.

Refinance or Borrow

Another option is to refinance your mortgage or take out a personal loan to pay your HOA balance.
This strategy may cost less than potential foreclosure fees, but it depends on your credit and equity.
Compare interest rates and fees carefully and be realistic about your ability to afford additional monthly payments.

Bankruptcy Considerations

In rare cases, filing for bankruptcy may temporarily halt HOA collections and foreclosure, but it’s a serious step with long‑term credit consequences.
Bankruptcy may discharge some debts, but HOAs can still enforce assessments that accrue after the filing date.
Always consult with a bankruptcy attorney before considering this route.

Tips to Avoid Future Delinquency

• Budget for HOA fees.
  Include monthly assessments in your household budget and plan for periodic increases.
  
  

• Use automatic payments.
  Setting up autopay ensures you don’t forget due dates.
  
  

• Attend HOA meetings.
  Staying informed about budgets and upcoming projects helps you anticipate fee changes.
  
  

• Read your governing documents.
  Knowing the Covenants, Conditions & Restrictions (CC&Rs) and bylaws tells you exactly what’s expected and what rights you have.
  
  

• Communicate early.
  If money is tight, talk to the HOA as soon as possible.
  Early communication can lead to flexible payment arrangements and avoid escalation.
  
  

Frequently Asked Questions

What penalties apply when you stop paying HOA fees in California?
Late fees are capped at 10% of the delinquent amount or $10, and interest cannot exceed 12% per year.
HOAs may also suspend your access to amenities and add attorney’s fees and collection costs.

Can an HOA foreclose over fines and late fees?
No.
The Davis‑Stirling Act prohibits HOAs from using fines alone as the basis for foreclosure.
Foreclosure is allowed only when delinquent assessments reach at least $1,800 or are more than 12 months overdue.

What are my rights if I disagree with a fine?
You can request an internal dispute resolution meeting or formal hearing before the board.
If the issue remains unresolved, mediation or arbitration is available.

How long does an HOA foreclosure take in Los Angeles?
The process includes a 30‑day pre‑lien notice, at least 30 days before recording a lien, a 90‑day period after the Notice of Default and at least 20 days’ notice before a trustee’s sale.
Realistically, it often takes several months, giving homeowners time to resolve the debt or negotiate.

What should I do if I’m overwhelmed by HOA debt?
Don’t ignore notices.
Contact your HOA immediately to discuss payment options and call a qualified attorney if necessary.
If keeping your home no longer makes sense, consider selling quickly to a cash buyer like MaxNet Homes.

Final Thoughts and Next Steps

Not paying HOA fees in Los Angeles can lead to escalating costs, stress and eventually foreclosure, but California law offers safeguards and opportunities for resolution.
Staying proactive—by communicating with your association, understanding your rights and exploring options early—can save your home and your credit.
If you decide that selling is the right move, MaxNet Homes can help you get a fair cash offer without repairs or commissions.
Reach out today to sell my house fast or learn more about how cash offers work in our guide “What Is a Cash Offer in Real Estate? A Straightforward Guide for Los Angeles Homeowners.”
Taking action now puts you back in control and lets you focus on your future rather than past-due fees.