47F CREATED THE POWER.
ONLY THE GENERAL ASSEMBLY CAN FIX IT.
Learn how Chapter 47F works, track reform efforts, see where legislation stands, and take action to restore due process for homeowners.
47F CREATED THE POWER.
ONLY THE GENERAL ASSEMBLY CAN FIX IT.
SB378 PASSED THE NORTH CAROLINA SENATE UNANIMOUSLY, 47-0. THEN KEY HOMEOWNER PROTECTIONS DISAPPEARED. HELP US ASK WHY.
Ask Your Representative: What Happened to SB378?
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What happened to SB378? Every letter helps bring transparency and accountability to the legislative process.
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Where North Carolinians Are Taking Action
Communities represented by verified SB378 letters. Exact addresses are never displayed.
Top Communities
- 1Moyock26
- 2Jacksonville20
- 3Charlotte19
- 4New Bern10
- 5Franklin3
Most Contacted Representatives
- 1Edward C. Goodwin26
- 2Phil Shepard22
- 3Steve Tyson10
- 4Nasif Majeed7
- 5Karl E. Gillespie5
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Your Representative Receives Your Letter
Your message is sent directly to your North Carolina State House Representative asking:
“What happened to SB378?”
SAFERHOA Records Your Submission
A copy is sent to SAFERHOA to measure campaign participation.
Your personal information is never published.
Your Voice Counts
Every verified letter updates the public campaign counter.
We Track The Results
Our dashboard tracks representatives contacted, districts reached, and campaign participation.
HELP US GROW THE MOVEMENT
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What happened to SB378?
UNDERSTANDING NORTH CAROLINA HOA LAW
WHAT IS CHAPTER 47F?
Chapter 47F, the North Carolina Planned Community Act, is the North Carolina law that governs homeowners associations.
It was enacted by the North Carolina General Assembly in 1999 to establish how HOAs are created, governed, and operated. The law grants homeowners associations many of the legal powers they exercise today.
When Chapter 47F was first enacted, it generally applied to planned communities created on or after January 1, 1999.
In later years, however, the General Assembly expanded many provisions of the law to older communities created before 1999, unless their governing documents expressly opted out of those provisions.
That raises an important question:
How could communities created before 1999 have written governing documents that opted out of provisions contained in a law that did not yet exist?
That question continues to be part of the discussion surrounding the history and application of Chapter 47F in North Carolina.
EXTRAORDINARY POWERS UNDER CHAPTER 47F
HOAs Have Powers Others Don't.
Chapter 47F gives HOAs extraordinary authority that most other creditors, businesses, and government entities do not have. These powers can be exercised without a judge ever reviewing the case.
LIENS
HOAs can record a lien against your home for alleged debt.
ASSESSMENTS
HOAs can impose assessments, fees, and charges.
FINES
HOAs can fine you for alleged violations—often without clear limits.
HEARINGS
HOAs conduct their own hearings—without judges, without real discovery.
FORECLOSURE
HOAs can foreclose on your home through a non—judicial process.
COLLECTION COSTS
HOAs can add attorney’s fees and collections costs—without your approval.
HOW HOA FORECLOSURE POWERS COMPARE TO EVERYONE ELSE
BANKS
Must sue you.
Must prove the debt in court.
A judge decides.
GOVERNMENT
Must follow the law.
Must obtain a judgment.
A judge decides.
CONTRACTORS
Must sue you.
Must prove the debt.
A judge decides.
CREDIT CARDS
Must sue you.
Must prove the debt.
A judge decides.
MEDICAL DEBT
Must sue you.
Must prove the debt.
A judge decides.
UTILITIES
Must follow regulations.
Must obtain a judgment.
A judge decides
HOAS
No judge.
No jury.
No lawsuit required.
HOA decides—and can foreclose.
Everyone else must prove their case before taking your property. HOAs don't.
NORTH CAROLINA HOA LEGISLATIVE HISTORY
HOW DID WE GET HERE?
Chapter 47F has evolved over time through legislative action. Understanding that history helps explain why today’s debate matters—and why only the General Assembly can change the law.
1999
Chapter 47F Enacted
The North Carolina General Assembly passes the North Carolina Planned Community Act (Chapter 47F) to govern planned communities created on or after January 1, 1999.
2013
Major Changes to Applicability
The General Assembly expands many provisions of Chapter 47F so they also apply to many communities created before 1999, unless their governing documents provide otherwise.
Question
How could governing documents written before 1999 opt out of a law that didn’t yet exist?
2023
Reform Discussions Begin
Homeowners, attorneys, and legislators begin introducing proposals to increase transparency, accountability, and due process for North Carolina homeowners.
2025
Senate Passes SB 378 (47–0)
The North Carolina Senate unanimously approves SB 378, one of the most significant HOA reform bills in recent years.
The House later replaces the bill with a different substitute, preventing the original reforms from becoming law.
2026
Multiple Reform Bills Filed
- HB 1174 — HOA Oversight
- HB 1212 — HOA Homeowners’ Protection Act
- SB 1051 — HOA Reform
Lawmakers continue debating how to strengthen homeowner protections.
CURRENT REFORM PROPOSALS
WHAT WOULD THESE BILLS ACTUALLY CHANGE?
Since 2023, members of the North Carolina General Assembly have introduced several HOA reform bills. While each proposal addresses different issues, the table below compares some of the most significant reforms included in each bill.
| Reform Measure | HB 444 | SB 378 | HB 1174 | HB 1212 | SB 1051 |
|---|---|---|---|---|---|
| End Non-Judicial Foreclosure | ✔ | ✔ | - | - | - |
| Require Judicial Foreclosure | ✔ | ✔ | - | - | - |
| Increase HOA Accountability | ✔ | ✔ | ◑ | ◑ | ◑ |
| Strengthen Due Process | ✔ | ✔ | ◑ | ◑ | ◑ |
| Protect Homeowners from Retaliation | ✔ | ✔ | - | - | - |
| Limit Attorney Fees | ✔ | ✔ | ◑ | ◑ | - |
CURRENT REFORM PROPOSALS
SB 378 vs. HB 1174
SB 378 proposed substantial homeowner protections. HB 1174 takes a much narrower approach. Here is how the two bills compare on the reforms that matter most.
| Reform Measure | SB 378 | HB 1174 |
|---|---|---|
| End Non-Judicial Foreclosure | ✔ | - |
| Require Judicial Foreclosure | ✔ | - |
| Increase HOA Accountability | ✔ | ◑ |
| Strengthen Due Process | ✔ | ◑ |
| Protect Homeowners from Retaliation | ✔ | - |
| Limit Attorney Fees | ✔ | ◑ |
WHAT HAPPENED TO SB 378?
How a Unanimous Senate Bill Changed in the House
SB 378 passed the North Carolina Senate unanimously by a vote of 47–0. When the bill reached the House, lawmakers adopted a committee substitute that replaced the original reform language. The legislation ultimately did not become law.
INTRODUCED
SB 378 was filled with a broad package of HOA reforms.
SENATE COMMITTEES
The bill advanced through the Senate committee process.
Every Senator voting Supported the bill.
HOUSE CONSIDERATION
The House reviewed the Senate-passed bill.
COMMITTEE SUBTITUTE ADOPTED
The original bill language was replaced with a substitute version.
SESSION ENDED
SB 378 did not become law.
INTRODUCED
SB 378 was filled with a broad package of HOA reforms.
SENATE COMMITTEES
The bill advanced through the Senate committee process.
Every Senator voting Supported the bill.
HOUSE CONSIDERATION
The House reviewed the Senate-passed bill.
COMMITTEE SUBTITUTE ADOPTED
The original bill language was replaced with a substitute version.
SESSION ENDED
SB 378 did not become law.
WHY IT MATTERS
SB 378 was the only comprehensive HOA reform package to pass a chamber of the North Carolina General Assembly. Although the Senate approved it unanimously (47–0), the House adopted a committee substitute that replaced the original reform language. As a result, many of the protections shown in the comparison table never became law.
OFFICIAL LEGISLATIVE RECORD
INSIDE THE COMMITTEE ROOM
Listen to the Official North Carolina General Assembly Recording
On October 22, 2025, the House committee considered a substitute for SB 378. This is the official audio recording published by the North Carolina General Assembly.
Listen to the discussion. Read the documents. Decide for yourself.
Official Committee Recording
Listen to the official North Carolina General Assembly discussion of SB 378 before the House Judiciary Committee.
This official excerpt begins at 2:13:22 and ends at 2:29:12 of the complete committee hearing.
LEGISLATIVE EVIDENCE
Compare the Bills Side by Side
The version of SB 378 that passed the North Carolina Senate unanimously was later replaced with a House Committee Substitute. Compare the official legislative documents and review how the bill changed during the legislative process.
ORIGINAL SB 378
Passed the North Carolina Senate 47–0
The Senate-passed version proposed broad reforms to North Carolina’s HOA laws, including changes affecting fines, liens, dispute resolution, access to records, parking regulation, architectural review procedures, and homeowner protections
HOUSE COMMITTEE SUBSTITUTE
Judiciary Committee Substitute
The House committee adopted a substitute that revised the legislation before further consideration. The substitute modified several provisions of the Senate-passed bill and became the version debated in committee.
