A new Ohio law gives condo and planned-community unit owners—including small businesses—the right to require HOAs to ask permission before entry.
Most property owners in Ohio condominiums and planned communities don't realize that their homeowners association may have had broad rights to enter their units or lots without notice. A provision buried in Senate Bill 476, which revises Ohio's planned community and condominium law, changes that—and it carries real implications for how associations operate and how owners protect their space.
Effective immediately upon the bill's passage, Section 5311.03(F)(1) requires that HOAs and condominium associations obtain express permission from the owner before entering a unit or lot for maintenance, repairs, or other association business. This is no longer optional; it is a legal requirement.
In plain terms: an association can no longer show up unannounced to fix a pipe, inspect a roof, or perform routine maintenance without first getting the owner's consent.
This rule applies to owners of any residential or commercial unit in a condominium or planned community in Ohio. That includes:
For business owners, the stakes are particularly high. An unannounced entry could disrupt customer service, compromise inventory security, or create liability concerns. The new law gives them legal standing to prevent that.
For owners: You now have the right to control when and how the association accesses your space. If an HOA wants to enter for maintenance or inspection, they must ask first and get your permission. You can set conditions—scheduling around business hours, requiring notice, or limiting scope.
For associations and property managers: This is a new compliance obligation. Before any entry, your board or management company must contact the owner, explain the reason, and obtain express consent. Failure to do so could expose the association to liability and legal challenge. Associations should update their entry policies, communication procedures, and maintenance protocols to reflect this requirement.
Emergency access—such as response to a fire, flood, or imminent safety hazard—may operate under different rules, but routine and planned entries now require permission.
If you own a unit in an Ohio condo or planned community, review your association's current entry and maintenance policies. If you manage an HOA or condo association, audit your procedures now to ensure compliance with Section 5311.03(F)(1). Document all entry requests and owner consent in writing.
The law does not specify a particular form or method for obtaining permission, but written consent—email, signed form, or documented phone call—creates a clear record and protects both owner and association.
For a detailed, business-focused summary of SB476 and its other provisions, contact your local real estate trade association or property management counsel.