HOA Management Software for North Carolina
Purpose-built for communities governed by N.C. Planned Community Act (G.S. 47F) and N.C. Condominium Act (G.S. 47C). Auto-generated filings, state-statute-aware AI, and a free tier for small HOAs.
Built for North Carolina's rules
Every state's HOA statute has its own filing windows, disclosure requirements, and election rules. ForgeHOA's AI cites them inline and our workflows match them out of the box.
- G.S. 47F-3-102 board powers checklist, assessment authority, rule adoption, and contracting all routed through the board-action audit log
- Annual meeting + budget ratification per G.S. 47F-3-103, ForgeHOA generates the notice with the budget summary attached and tracks member rejection thresholds
- Fine hearing workflow aligned with G.S. 47F-3-107.1, automatic notice, 10-day response window, hearing record retention, and the "no fine before hearing" guardrail
- Resale certificate turnaround per G.S. 47F-3-118 (HOAs) and §47C-4-109 (condos) with the 10-business-day SLA
- Three-year statute of limitations on assessment collection (N.C.G.S. §1-52), ForgeHOA tracks each installment's aging and warns the board before the cliff
- Dual-chapter support: G.S. 47C condos get the §47C-3-115 reserve insurance and §47C-3-116 lien workflows automatically
Frequently asked questions
How does ForgeHOA handle North Carolina fine hearings?
G.S. 47F-3-107.1 requires the association to notify the owner in writing, give them at least 10 days to request a hearing before a hearing committee or the board, and hold the hearing before any fine attaches. Fines may not exceed $100 per violation, and continuing violations can be fined per day after a second hearing. ForgeHOA enforces this sequence: a fine cannot be posted to the account ledger until the hearing record is on file. The hearing notice, date, attendees, and decision are all preserved automatically.
How long does a North Carolina HOA have to collect unpaid assessments?
North Carolina applies a three-year statute of limitations to assessments under N.C.G.S. §1-52. Each installment ages from its original due date, boards that wait too long to perfect a lien or sue lose the right to collect older assessments even though the lien itself may persist. ForgeHOA flags installments approaching the 3-year cliff in the delinquency report so the board can decide whether to escalate or write off intentionally.
Does ForgeHOA handle both NC HOAs (Ch. 47F) and condos (Ch. 47C)?
Yes. Ch. 47C governs condominiums and is mandatory for all condos created after October 1, 1986; older condos can opt in. Ch. 47F governs planned communities created after January 1, 1999. They have different lien priority rules (§47C-3-116 gives condos a 6-month super-lien priority over first mortgages), different reserve and insurance requirements, and different resale-cert sections. When you set the community type, ForgeHOA picks the right chapter.
How does ForgeHOA generate North Carolina resale certificates?
Under G.S. 47F-3-118 (HOAs) and 47C-4-109 (condos), the association must produce a resale statement within 10 business days of a written request from a unit owner or their designee. ForgeHOA exposes a public request form, assembles the certificate from live financial and governance data, applies the statutory fee, and tracks the SLA. The certificate is signed and emailed back through the secure portal with delivery confirmation.
Does ForgeHOA support NC executive sessions and meeting transparency?
Yes. G.S. 47F-3-108 (and the parallel §47C-3-108) requires that meetings of the executive board generally be open to lot owners, with notice. Executive sessions are limited to specific topics (consultation with attorneys, personnel matters, contract negotiations, owner discipline). ForgeHOA defaults agendas to open and prompts the chair to record the statutory basis when an executive session is scheduled.