Louisiana · Part CONDO
Louisiana Condominium Act (La. R.S. 9:1121.101 et seq.) — Plain-English Summary
Every section of this body of law translated into plain English for Louisiana board members and homeowners.
General provisions
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§9:1121.101
Names this Part the Louisiana Condominium Act. Louisiana condos live here — not under the Planned Community Act (Part II-B), which expressly excludes condomi…
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§9:1121.102
This Part applies only to property submitted by a recorded condominium declaration. It also reaches older regimes created under Act 502 of 1974 or Act 494 of…
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§9:1121.103
Defines condominium, unit, common elements, limited common elements, condominium parcel, association of unit owners, declarant, and the other words this Part…
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§9:1121.104
If a unit owner wins a claim that the association failed to repair a common element (or a portion of a unit that is the association's job), the association m…
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§9:1121.105
Taxes and special assessments are assessed against each condominium parcel, not against the building or the common elements as a whole. Each unit is deemed t…
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§9:1121.106
A local zoning, subdivision, or building-code ordinance may not prohibit the condominium form of ownership or impose a requirement on a condo that it would n…
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§9:1121.107
If a unit is taken by eminent domain, its common-element interest, votes, and expense share reallocate to the remaining units unless the taking order says ot…
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§9:1121.108
On the initial sale of a unit the seller (developer, declarant, or successor) must collect at least two months of assessments and park them in a reserve escr…
Creation, alteration, and termination of condominiums
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§9:1122.101
A condominium regime exists when the owner (and any lessor whose lease would kill or shrink the regime) executes a condominium declaration. The declaration, …
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§9:1122.103
Declaration and bylaw provisions are severable. An insubstantial failure to comply with this Part does not wreck the declaration or make title unmerchantable…
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§9:1122.104
After the declaration is recorded, naming the condominium, the place of recordation, the parish, and the unit's identifying number is a sufficient legal desc…
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§9:1122.105
Every declaration must submit the property, use the word condominium in the name, describe the land and each unit, state the undivided shares and expense/sur…
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§9:1122.106
If the declarant intends to add units or common elements later, the declaration may reserve the power to change each unit's percentage of common elements, ex…
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§9:1122.107
When a lease can terminate the condominium or shrink it, the declaration must disclose the recorded lease, the expiration date, the land, and any rights (or …
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§9:1122.108
A unit's percentage of the common elements is an inseparable part of the unit and may not be altered without the consent of all unit owners in an amended dec…
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§9:1122.110
Each plat must show the land, existing and contemplated improvements, option property, servitudes, leased land, distances between noncontiguous parcels, and …
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§9:1122.112
The condominium (or a portion) may be withdrawn from this Part by the consent of all unit owners, or of the percentage of owners and mortgage creditors the d…
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§9:1122.113
A unit owner may alter the unit if the work does not impair structural integrity or mechanical systems or lessen support. Changing the appearance of the comm…
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§9:1122.114
Adjoining unit owners may relocate the boundaries between their units as this section and the declaration provide, by recording an amendment and revised plats.
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§9:1122.115
If the declaration permits, a unit may be subdivided or converted into two or more units, common elements, or a combination. An amendment reallocates interes…
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§9:1122.119
Except for the listed declarant- or association-executed amendments, the declaration (including plats and plans) may be amended only by owners of units to wh…
Management of the condominium
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§9:1123.101
A unit owners' association must be organized no later than the date the condominium is created. Membership is always all unit owners. It may be a profit or n…
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§9:1123.102
Subject to the declaration, the association — even if unincorporated — may adopt budgets, assess, hire managers, sue, regulate common elements, and after not…
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§9:1123.105
A maintenance, management, or operations contract, or a lease of recreational or parking facilities, entered while the developer controlled the association m…
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§9:1123.106
Bylaws govern administration of the condominium and may cover rules, arbitration of owner disputes, and reserves for maintenance, replacements, working capit…
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§9:1123.107
Except as the declaration or the insurance section provides, the association maintains, repairs, and replaces the common elements; each unit owner does the s…
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§9:1123.108
The association must keep financial records detailed enough to produce the resale certificate in §1124.107. All financial and other records must be reasonabl…
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§9:1123.112
Starting no later than the first conveyance to a non-declarant, the association must carry property insurance on common elements and units (not owner betterm…
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§9:1123.113
An association that collects assessments must keep a blanket fidelity bond (or equivalent insurance) on officers, directors, employees, and the managing agen…
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§9:1123.115
The association has a privilege on a condominium parcel for unpaid or accelerated assessments, fines or late fees over $250, interest, and collection attorne…
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§9:1123.116
If the association is in good faith, it has a separate privilege for the portion of an unpaid assessment that pays water, sewer, electric, or gas for that pa…
Protection of purchasers
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§9:1124.101
This purchaser-protection Subpart applies to all units under this Part. A public offering statement is not required for a gift, a court-ordered disposition, …
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§9:1124.102
Before the initial sale or a contract to purchase, the declarant must give the buyer a public offering statement with the declaration, articles, bylaws, any …
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§9:1124.104
A conversion condominium of more than 10 units that was previously occupied must add an architect's or engineer's condition report on structure, roof, and me…
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§9:1124.105
If the condominium interest is currently registered with the SEC, delivering the SEC public offering statement satisfies this Part's offering-statement prepa…
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§9:1124.106
Unless the purchaser gets the public offering statement more than 15 days before signing, the purchaser may cancel without penalty within 15 days after first…
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§9:1124.107
On resale the seller must give the buyer the declaration (minus plats), articles, bylaws, and a certificate covering current assessments, approved capital ex…
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§9:1124.109
After the declaration is recorded, no privilege may attach to the condominium as a whole or to the common elements as a whole. Labor on a unit is not a Priva…
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§9:1124.115
The declaration and bylaws have the force of law between unit owners. Breach remedies are damages, injunctions, and other remedies provided by law, including…
Frequently asked about Part CONDO
- What is Louisiana Part CONDO?
- Louisiana Part CONDO — the Louisiana Condominium Act (La. R.S. 9:1121.101 et seq.) — is the body of law that governs how every Louisiana condo is structured, operated, and held accountable. It covers governance, voting, records, assessments, fining, and most of the day-to-day legal questions a board will face.
- How many sections are in Part CONDO?
- Part CONDO contains 39 sections in this reference. Each is summarized in plain English on its own page, with links to the official text at legis.la.gov.
- Is the summary on this site legal advice?
- No. These pages are plain-English summaries prepared by SoShiny for board members and managers. For binding legal advice or interpretation of how a section applies to your specific situation, consult a Louisiana-licensed attorney.
- How often does Louisiana Part CONDO change?
- The Louisiana State Legislature can amend any chapter in any session. We update these summaries when we re-import the official text — see the 'Last updated' date on each section page.
- Does SoShiny enforce Part CONDO for me?
- No software 'enforces' a statute — but SoShiny is built around it. Voting, meeting minutes, records access, fining workflow, and audit trails are designed to meet this body of law's requirements out of the box, so the board can demonstrate good-faith compliance if challenged.
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