10 Common HOA Disputes in Tennessee
& How to Win (2026)

Tennessee homeowners facing unfair HOA fines should know that under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the association must provide written notice and 15 days to request a hearing before a fine becomes enforceable. The fine limit in Tennessee is: Set by CC&Rs — no statutory cap. Many Tennessee HOAs impose fines without following proper notice procedures — making those fines potentially void. Document the violation notice, check whether the fine schedule is recorded in the CC&Rs, and respond within the deadline.

Selective enforcement — where the HOA punishes one homeowner while ignoring identical violations by neighbors — is one of the most common and most winnable disputes in Tennessee. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, enforcement must be consistent and uniform. Tennessee courts have held that selective enforcement constitutes a violation of the implied covenant of good faith. Document at least 3 neighbors with the same alleged violation using timestamped photographs.

When your Tennessee HOA collects assessments but fails to maintain common areas — roads, pools, playgrounds, roofs, and landscaping — you have grounds for a breach of fiduciary duty claim. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the board has a duty to maintain common elements in good condition. Tennessee homeowners should demand a written maintenance schedule, review the reserve fund balance, and document neglected areas with photographs.

Tennessee homeowners frequently clash with architectural review committees that deny modification requests without objective criteria. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the HOA must apply published architectural standards uniformly. Denials must be in writing and reference specific CC&R provisions — not the personal preferences of committee members. If your Tennessee HOA denied a modification without written reasons, the denial may be challengeable.

Parking disputes in Tennessee HOA communities cover a wide range: guest parking limits, RV and boat storage bans, work truck restrictions, and towing from common areas. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, parking restrictions must be in the recorded CC&Rs to be enforceable. Board-adopted "parking policies" that go beyond the recorded covenants may not have legal authority. Tennessee towing statutes also require proper signage before vehicles can be removed from private property.

Landscaping violations are among the most frequent fine triggers in Tennessee HOA communities. Common issues include grass height, unapproved plantings, dead trees, and failure to maintain flower beds. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the HOA must define specific landscaping standards in the CC&Rs and enforce them uniformly. Tennessee homeowners should note that municipal water conservation orders may preempt HOA greening requirements during drought periods.

Board election disputes in Tennessee HOAs include failure to hold annual elections, proxy manipulation, improper ballot counting, and refusal to seat newly elected members. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the association must hold annual meetings where board members are elected by the membership. If your board has not held an election as required by the bylaws, members can petition for a special meeting or seek a court order.

Tennessee allows HOA lien foreclosure for unpaid assessments. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the association can record a lien for unpaid assessments and, in some cases, unpaid fines. Tennessee does not require mediation before foreclosure. Never ignore a lien notice — respond in writing immediately, request an accounting of all amounts claimed, and consult an attorney if the amounts are significant.

Tennessee homeowners have the right to attend board meetings, review financial records, and participate in governance decisions. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the board must provide advance notice of meetings and make financial documents available for member inspection. Many Tennessee HOA boards hold meetings without proper notice, conduct business in executive session when the topic doesn't qualify, or refuse to share financial details — all of which violate homeowner rights.

Noise complaints in Tennessee HOA communities range from barking dogs and loud music to construction hours and commercial vehicle idling. Under Tennessee Homeowners Association Act — Tenn. Code § 66-27-201, the HOA must define noise standards in the CC&Rs and enforce them consistently. Vague "nuisance" clauses without specific noise thresholds are difficult to enforce. Tennessee homeowners should request the specific noise provision being cited and whether the HOA has objective measurement criteria (decibel levels, prohibited hours).