Friday April 24, 2026
What is the Rhode Island Condominium Act?
The Rhode Island Condominium Act is Rhode Island’s main state law for how condominiums are created and operated. It covers core topics like creating a condominium, association powers and duties, meetings and voting, records access, insurance requirements, and how declarations can be amended.Key provisions
Association records
The Act requires associations to make “financial and other records” reasonably available for examination within 30 days after a unit owner (or their authorized agent) requests them (R.I. Gen. Laws § 34-36.1-3.18).Meeting notice
For association member meetings, the Act says notice must be sent not less than 10 days and not more than 60 days in advance (R.I. Gen. Laws § 34-36.1-3.08).Quorum basics for member meetings
Unless your bylaws say otherwise, the Act sets quorum for association meetings at 20% of the votes that may be cast for election of the executive board, present in person or by proxy at the beginning of the meeting (R.I. Gen. Laws § 34-36.1-3.09).Electronic meeting participation
Rhode Island law allows associations to hold board meetings and unit owner meetings fully or partially online (phone, video, or other interactive platform) as long as everyone can communicate with each other at the same time. Remote attendance counts toward quorum and voting. If a meeting includes remote participation, the notice should list the platform and access details.Once a quorum is established, boards and owners may vote using approved electronic methods (and owners can submit required signatures electronically if the board allows it) (R.I. Gen. Laws § 34-36.1-3.08).
Annual budgeting and assessments
The association must adopt a budget at least once a year, and it must set owner assessments based on that annual budget (R.I. Gen. Laws § 34-36.1-3.15).Liens for assessments and related charges
The Act says that an association has a lien on a unit for assessments from the time they become due. It also clarifies that certain charges like attorney’s fees, late charges, fines, and interest (as authorized) can be enforceable as assessments unless the declaration says otherwise (R.I. Gen. Laws § 34-36.1-3.16).Foreclosure
If an owner falls behind on assessments or other charges allowed by the governing documents (such as late fees, fines, interest, or attorney/collection costs), the Act allows the association to sell the unit at public auction, following the statute’s process. Foreclosure is a serious step with strict procedural requirements, so boards typically involve legal counsel early and document each stage of the delinquency workflow (R.I. Gen. Laws § 34-36.1-3.21).Fines
The Act permits enforcement through fines and includes caps. For residential condominiums, daily fines are limited to $100 per day and non-daily fines are limited to $500. Higher caps apply to commercial condominiums. If your enforcement policy uses fines, confirm your fine schedule, notices, and hearing process align with the statute and your governing documents (R.I. Gen. Laws § 34-36.1-3.20).Resale certificates
For resales, the Act requires the association to provide a resale certificate within 10 days after a request by a unit owner. The association may charge a fee to prepare and provide the resale certificate, capped at $125 (R.I. Gen. Laws § 34-36.1-4.09).Purchaser protections
If the buyer gets the disclosure documents less than 10 days before they sign, they can cancel within 10 days of receiving them, as long as the sale hasn’t closed yet (R.I. Gen. Laws § 34-36.1-4.08).2025 update: Insurance deductible changes
Effective June 24, 2025, Rhode Island added a specific notice requirement when the association’s master property insurance deductible changes. In plain terms: if the insurance carrier changes the deductible, the association must send written notice to unit owners explaining the new deductible amount. The notice must also remind owners that they may have a legal obligation to notify their mortgage lender about the deductible change (R.I. Gen. Laws § 34-36.1-3.13(d)).Compliance tips for condominium board members
Keep a simple annual schedule
Set your annual meeting date early, then work backward for agenda prep, budget review, and resident communications. A predictable calendar makes it easier to avoid rushed decisions and last-minute changes.Make owner communication easy to follow
When you send notices, include the “what, when, and why” in plain language. Use short summaries, clear deadlines, and one place owners can go for details, like a resident portal. FirstService Residential Connect™ makes this easier for homeowners and board members with secure access to community information, including posted association documents, notices, and records through an interactive community website and mobile options.Standardize records requests
Create a basic process for how owners submit requests, who handles them, what format records are provided in, and typical turnaround times. A repeatable process reduces confusion for everyone.Treat enforcement like a checklist
Use the same steps every time: document the issue, send a clear notice, offer a path to fix it, and record the outcome. Consistency helps reduce arguments about fairness and avoids “exceptions” that cause bigger problems later.Plan for big repairs before they’re urgent
Track major components (roof, paving, elevators, boilers) and update reserve planning as needed. When boards plan ahead, special assessments and emergency projects are less likely to catch owners off guard.Make meetings more productive
Send materials in advance, focus meetings on decisions, and capture clear outcomes in the minutes. If owners raise issues, document the follow-up steps so nothing gets lost after the meeting.Use specialists when the stakes are high
For items like large contracts, insurance changes, major repairs, or governing document changes, bring in the right professional support early (manager, engineer, attorney, accountant). It’s usually cheaper than fixing a problem later.How a property management company can help
A strong property management partner can help Rhode Island condominiums set an annual governance calendar, prepare meeting notices and materials, maintain organized records and a consistent records request process, coordinate insurance communications, and keep vendor and maintenance work tied to the budget and reserve plan.Good management also helps boards document decisions cleanly, which is often what keeps disagreements from becoming long disputes. Learn more in our guide to the board of directors vs. management.
About FirstService Residential
As North America’s leading property management company, FirstService Residential serves Rhode Island communities with local expertise backed by national resources. With over 35 years of experience across the state, our teams support boards and owners with recordkeeping, financial management, resident communications, banking and insurance programs, and 24/7 customer care teams. This way, our clients can focus on long-term goals instead of day-to-day administration.To learn more, contact our Rhode Island team today.
This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.