In California, homeowners associations (HOAs) play a pivotal role in maintaining common areas and supporting the operation of community living. However, disputes can arise over who is responsible for various maintenance tasks, especially when it comes to shared spaces, repairs, and damages.
Whether you're dealing with water damage, unclear repair obligations, or questions about common area upkeep, understanding how responsibilities are allocated can be important. California law and an association’s governing documents often address these issues, but the details vary by community.

Understanding HOA Maintenance Responsibilities in California

In California, the division of responsibilities between homeowners and HOAs is outlined primarily in the governing documents of each community association. These documents typically include the Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the association’s bylaws, and they work together with the Davis-Stirling Common Interest Development Act. In many communities, HOA maintenance responsibilities apply to common areas, while homeowners are responsible for maintaining their separate interests.
However, the breakdown isn’t always so clear-cut, especially when it comes to shared systems like plumbing, roofing, and HVAC. What is considered “common area,” “exclusive use common area,” and “separate interest” depends on the specific development’s recorded documents (often including a condominium plan) and the CC&Rs. Some areas—such as hallways, lobbies, elevators, and certain exterior components—are commonly treated as common area in many condominium projects, but classifications can differ by community. Homeowners may also have maintenance responsibilities for certain exclusive use common areas, such as balconies or patios, depending on Civil Code section 4775 and the governing documents.

HOA Repair Obligations: What’s Included?

One of the most significant responsibilities an HOA holds is common area maintenance. The HOA is generally expected to maintain and repair areas accessible to all residents, including landscaping, walkways, parking lots, and amenities like pools or recreational facilities, to the extent those components are common area under the governing documents. HOA repair obligations may also extend to certain structural and exterior components that are defined as common area.
That said, the HOA’s duty to maintain does not necessarily cover everything. For instance, if there is a problem inside a homeowner’s unit (e.g., a malfunctioning furnace or plumbing fixture that serves only that unit), the homeowner is often responsible for those repairs, subject to the governing documents. However, if the problem involves shared systems (such as plumbing that serves multiple units), responsibility may shift depending on how the system is classified and how the CC&Rs allocate duties. Water damage responsibility in an HOA context can be fact-specific and often depends on where the problem originated and what the governing documents require.

Exclusive Use Common Area Maintenance

A unique aspect of HOA maintenance responsibilities in California is the concept of exclusive-use common areas. These areas are part of the common area but are designated for the exclusive use of a specific homeowner. Examples might include patios, balconies, or parking spaces.
Under California law, owners are generally responsible for maintaining exclusive use common areas appurtenant to their separate interests, unless the CC&Rs provide otherwise. Responsibilities for repair and replacement of exclusive use common areas may be allocated differently depending on the governing documents and Civil Code section 4775.

Homeowner vs. HOA Maintenance Duties: Clarifying the Lines

One of the most common points of confusion between homeowners and HOAs is the allocation of maintenance duties. The homeowner vs HOA maintenance duties issue can create tension, especially when there is ambiguity over responsibility. For example, while a homeowner is usually in charge of maintaining the interior of their unit, communities sometimes disagree about whether items like windows, sliding doors, or exterior-facing components are the owner’s responsibility or the association’s.
California’s Davis-Stirling Act includes default rules that may apply when governing documents are silent, including Civil Code section 4775, but the governing documents often control. Some associations also use a written maintenance responsibility chart or “matrix” to summarize how their documents allocate duties. In many cases, maintenance decisions are made by the HOA board within the scope of its authority and subject to applicable duties under California law.

Preventative Maintenance and Reserve Funds

A well-run HOA often plans for long-term maintenance needs. Preventive maintenance can help reduce the likelihood of costly repairs down the road, such as regular roof inspections. Reserve funding is commonly used to plan for major repairs or replacements of common area components, and California law includes requirements related to reserve studies and reserve disclosures.
If an HOA does not maintain common areas as required by the governing documents or applicable law, homeowners may have various options that can include internal dispute resolution, alternative dispute resolution, or—depending on the circumstances—court proceedings. Outcomes and available remedies can depend on the facts, the governing documents, and procedural requirements.

Dispute Resolution and Remedies for Homeowners

When disagreements arise about maintenance responsibilities, California provides a framework for dispute resolution. This may include internal dispute resolution (IDR) processes under the Davis-Stirling Act and, for certain types of disputes, alternative dispute resolution (ADR) requirements before litigation.
Civil Code section 4775 addresses maintenance and repair responsibility (including certain default allocations), but it does not, by itself, set out a comprehensive “procedure” for resolving all disputes. In situations where repairs or maintenance obligations are in question, some homeowners and associations choose to consult qualified legal counsel to better understand their rights and obligations.

Water Damage and Other Shared System Issues

One of the most frequent sources of disputes in condo or HOA communities is water damage. Homeowners are often unsure whether they are responsible for damage caused by a leaking pipe or roof, especially when the damage affects both their unit and shared areas. Understanding who bears responsibility for repairs to shared systems often depends on the development’s recorded documents and the CC&Rs. If water damage stems from a shared plumbing system or a common roof, the HOA may have responsibility for repairs to those components, although the allocation of responsibility for resulting damage can vary.
California law also requires associations to provide members access to governing documents and certain disclosures, and the governing documents generally outline the rights and responsibilities of homeowners and the association for maintenance and repairs. Homeowners typically benefit from reviewing these documents carefully if questions arise.

HOA Maintenance Matrix: A Tool for Clarity

To simplify the complex issue of maintenance responsibilities, some HOAs utilize a maintenance responsibility chart or “matrix.” This type of document can help homeowners understand which areas are their responsibility and which fall under the HOA’s purview, based on the governing documents. By reviewing any such chart (if provided) along with the CC&Rs, homeowners can reduce confusion and stay informed about maintenance obligations.

Ensuring Proper Maintenance and Protection

Understanding rights and responsibilities as a homeowner in California HOA communities can help reduce disputes and clarify maintenance expectations. Whether navigating exclusive use common area maintenance or addressing water damage issues, it helps to start with the governing documents and the Davis-Stirling Act, recognizing that responsibilities and remedies may depend on the specific facts and community documents.