A guide to resolving neighborhood disputes and resident conflict in your HOA

What are neighborhood disputes?

Neighborhood disputes are disagreements between residents that affect daily life within a shared community. In Tennessee HOAs, these situations often involve issues like parking, noise, pets, or use of shared spaces. Most disputes begin small, but when left unaddressed, they can grow into larger concerns that affect the overall resident experience.

For boards, the key is understanding that not every disagreement becomes an association matter. Many neighborhood disputes can be resolved directly between residents with a simple, respectful conversation. Still, when conflicts begin to impact compliance with community rules or the enjoyment of common areas, the board may need to take a more active role.

This article is not intended to and does not constitute legal advice or create an attorney-client relationship. Board members should consult their association’s attorney to discuss the legal implications of their decisions or actions prior to proceeding.
 

Common examples of disputes

Common neighborhood disputes in Tennessee HOAs include:

• Noise complaints (music, pets, late gatherings)
   
• Parking conflicts or improper vehicle storage
   
• Maintenance of landscaping or shared fences
   
• Use of common areas like pools, gyms, and clubhouses
   
• Violations of architectural or exterior appearance guidelines
   
• Pet issues such as waste, leash rules, or aggressive behavior
   
• Boundary questions between properties
   
• Trash and recycling storage or pickup issues
   
• Rule enforcement disputes between residents and the board
   
• Misunderstandings about HOA responsibilities versus homeowner responsibilities

Each of these issues has its own process for resolution, but all fall under the broader goal of maintaining a livable, respectful environment where rules are applied evenly.
 

When should the board get involved?

Boards may need to step in when a neighborhood dispute involves a clear violation of the association’s governing documents, community standards, or use of shared property. For example, if a resident’s dog consistently barks late at night in violation of noise rules, or a homeowner paints their home a non-approved color, those are matters the board may need to address. On the other hand, if two residents simply disagree about the placement of lawn furniture but no rules are being broken, the board’s role may be limited.

Before getting involved, boards should ask themselves:

• Does the issue violate a rule, restriction, or covenant?
   
• Does it affect the use, safety, or maintenance of common areas?
   
• Has a resident filed a formal complaint supported by details or documentation?

If the answer to any of these is yes, the board may need to get involved. Always consult your HOA management company and general counsel for advice specific to your situation before handling a dispute.

"We've experienced increasing occurrences of resident conflicts that we’ve had to navigate. In one instance, a resident hung a banner from their balcony with inappropriate language, violating the community’s appearance standards. When the association asked for the banner’s removal, the resident became agitated and took out their frustration on the office team. They hurled insults and sent emails with threats of violence. The behavior continued without reprieve, regardless of actions taken to de-escalate the situation. For their safety, the staff was asked to leave the property and work off-site until a resolution could be reached."

Amy Sanchez, president of the Central Florida division at FirstService Residential

There have been some instances where residents living in older buildings impacted by structural integrity issues and modification requirements have felt angry and frustrated by new assessments. This can add to the stress around finances.

"Despite your best efforts to keep residents informed and to help them prepare for the impact, they may still get angry and take their frustration out on you."

Danny Ellis, president of the Georgia/Tennessee/Florida Panhandle division at FirstService Residential

Tips for resolving conflicts

1. Foster a sense of community

   A sense of community can facilitate neighborly relationships and help residents strengthen social connections and build trust with each other and staff. As a result, they may be more likely to share any concerns more openly.

   "Building and maintaining positive relationships within a community can have so many benefits. It can really improve the overall quality of life and well-being for residents and staff. Just think about the possibilities when a board’s primary focus is to foster a sense of community and belonging. It makes you rethink how you manage violations or architectural modifications. All of a sudden, you want to be more friendly and helpful. Neighbors focus more on how they can help each other than on enforcing policy. It’s a game changer and can easily be folded into every board and management decision."
   
   Amy Sanchez, president of the Central Florida division at FirstService Residential

2. Start with direct communication

   Boards set the tone for how neighborhood disputes are handled. When a concern comes in, encourage residents to begin with a respectful, one-on-one conversation if possible. Most issues start small and can be resolved quickly through direct communication. Your property manager can guide residents on how to approach these conversations productively, helping prevent simple misunderstandings from turning into formal complaints.
    

3. Document all incidents

   It is imperative to document resident conflicts when they arise. The written record serves as an official journal and can be used in legal proceedings, if necessary, to show compliance with Tennessee property management laws. Mara Jockers, vice president, general counsel at FirstService Residential, recommends including witness or third-party accounts of the incident, as well as the conflict's date, time, and location. You should also save recordings from your security system. And, of course, if you feel physically threatened or believe you or anyone else is in danger, call the police.
    

4. Be transparent

   Clear written and verbal communications are essential to prevent misunderstandings. Be forthcoming with the information residents need, even if it is challenging to deliver. Keep residents informed about potential changes, such as dues increases, so they do not feel surprised or caught off guard.

   "Invite your insurance broker and other third-party experts to take part in town hall meetings to explain what residents can expect and allow them to ask questions. Many associations have been forced to raise maintenance dues or impose special assessments due to the current economic climate, so this might be a good way to keep residents informed."
   
   Danny Ellis, president of the Georgia/Tennessee/Florida Panhandle division at FirstService Residential

   Boards should periodically review their governing documents and consult with legal counsel to confirm they are not attempting to enforce outdated, contradictory, or unenforceable HOA rules that could escalate tensions instead of resolving them.

Handling resident conflict can be challenging for any community association board. The range of factors contributing to conflicts can be diverse and complex. But it is possible to resolve them with the right approach. Contact FirstService Residential to learn more about resolving resident conflicts.