Two years, and not one word of Title 68
Two years, and not one word of Title 68
2026-09-15 · Pennsylvania · Legislation
What happened. Nothing reached the statute book. Across the entire 2025-2026 regular session, the Pennsylvania General Assembly enacted 111 general acts and not one of them amended the Uniform Condominium Act, the Real Estate Cooperative Act or the Uniform Planned Community Act.1
How the null was checked
Three ways. First, by classification: no 2025 act carries the Title 68 classification at all, and only two 2026 acts do — Act 6 of 2026, releasing a Project 70 land restriction in the Borough of West Mifflin, and Act 29 of 2026, which adds an unrelated new chapter.12 Neither touches Chapters 31-34, 41-44 or 51-54, which is where association law lives.
Second, by full text. A keyword scan across all 111 acts returns zero occurrences of condominium, homeowner, planned community, unit owner, common interest, community association, declarant, manufactured home, assessment lien, resale certificate, reserve study, assistance animal, electric vehicle charging or accessory dwelling.
What the statutes themselves say
The amendment-history notes carried on the sections confirm it from the other direction. 68 Pa.C.S. § 3315 and § 5315, the assessment-lien provisions for condominiums and planned communities, were last amended by Act 21 of 2016.3 The resale-certificate sections, § 3407 and § 5407, were last amended in 2004. The association-powers sections that carry fining authority, § 3302 and § 5302, were last amended by Act 84 of 2018. And the definitions, bylaws, meetings and voting sections — §§ 3103, 3306, 3308, 3310 and their planned-community twins — all still date to Act 115 of 2022.4
What still governs, because nothing replaced it
Act 115 of 2022 remains the most recent substantive rewrite of how a Pennsylvania association is run. It took effect 180 days after approval on 3 November 2022 — so 2 May 2023 — and it is what supplies virtual and hybrid meetings, electronic notice, electronic and absentee voting, and the independent election reviewer that communities of 500 or more dwellings must offer with an opt-in for smaller ones. A board operating in 2026 is operating under a 2023 regime, and every procedural question about notice, quorum, proxies or election oversight resolves back to that act rather than to anything newer.
One asymmetry is worth knowing because it catches people out. Act 115 amended 68 Pa.C.S. § 3303, the condominium executive-board section, but the planned-community twin at § 5303 was last amended by Act 84 of 2018. The two sections are not in sync, so a rule read off the condominium chapter does not automatically hold for a planned community. Check which chapter your declaration was created under before relying on either.
The specific things that did not happen
Each of these was checked against the full text of all 111 acts and returned nothing:
- Condominium structural or milestone inspections. Pennsylvania enacted no post-Surfside building-safety statute. There is no milestone-inspection requirement, no structural-integrity reserve study, and no façade or balcony inspection mandate anywhere in state law.
- Reserve funding. No mandate to commission a reserve study, fund reserves to any level, or disclose a funding percentage.
- Solar access. No protection for an owner against a covenant banning panels. The House passed one and the Senate did not act.
- EV charging. No right to install a charger over an association objection.
- Political signs and flag display. No owner protection enacted.
- Assistance animals. No change to the 2018 Assistance and Service Animal Integrity Act.
- Architectural review, fining authority, records inspection, board elections, mediation. No change to any of them.
- Manufactured-home communities. The Manufactured Home Community Rights Act of 1976 was not amended, despite two bills passing a chamber.
- Insurance. No Title 40 act in either year touching property, casualty or master policies. The 2025 insurance acts are health-coverage mandates; 2026 produced no Title 40 act at all.
- Nonprofit corporations. No Title 15 act in either year.
Why the silence is not the same as stability
Two years of no statutory change does not mean two years of nothing changing for a Pennsylvania association, and treating the two as the same is the error this column exists to prevent. What governs a board in practice moved considerably over the same period — just not through Title 68. The secondary mortgage market rewrote condominium project standards, reserve minimums and master-policy deductible limits in March 2026, with effective dates running from July 2026 to January 2027. The Department of State's annual-report obligation took effect in January 2025 and starts dissolving non-filers off the 2027 cycle. A federal final rule in August 2026 permanently removed associations from beneficial-ownership reporting. Municipal ordinances, county stormwater programs and Commonwealth Court decisions all moved.
The practical reading is that Pennsylvania's association law is now unusually dependent on sources other than its own legislature. A board that tracks only Harrisburg will have seen nothing happen since May 2023, and will be wrong about its obligations in several expensive ways.
What to watch next
The session ends 30 November 2026, and Pennsylvania has no carryover — the Constitution makes the General Assembly a continuing body for the term of its Representatives, and the term that began 1 December 2024 ends then.5 Every association bill still in committee on that date dies and must be reintroduced with a new number in 2027-2028. That is what happened to the whole 2023-2024 crop. The House reconvenes 28 September 2026, which leaves a short autumn window for anything to move.
Related Pennsylvania HOA Topics
- Acts of the General Assembly, 2025 regular session (official roll, 60 general acts) ↩
- Acts of the General Assembly, 2026 regular session (official roll, 51 general acts) ↩
- 68 Pa.C.S. § 3315 (lien for assessments) with amendment-history note ↩
- 68 Pa.C.S. § 3310 (voting; proxies) — “2022 Amendment. Act 115 added subsecs. (e) and (f).” ↩
- Pennsylvania Constitution, Article II §§ 2 and 4 (terms; continuing body) ↩
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