HOAs & Condos in Saint Helena, CA

9 registered communities in Saint Helena across Napa County. Mix: 5 unclassified entity, 4 homeowners association. Median monthly HOA/condo fee in the county is $469.

Resale Certificate Compliance 12 disclosures required

Every common interest community in Saint Helena, CA is governed by Cal. Civ. Code §4525 (California Civil Code §4525). California law requires 12 specific disclosures when a unit is sold. The certificate must be delivered within 10 days of request.

Governing documents (Articles, CC&Rs, Bylaws, Operating Rules) Cal. Civ. Code §4525(a)(1)

A copy of all governing documents. If the association is not incorporated, this shall include a statement in writing from an authorized representative of the association that the association is not incorporated. Cal. Civ. Code §4525(a)(1) · verified May 2026
Age restrictions, if any (subject to Section 51.3) Cal. Civ. Code §4525(a)(2)

If there is a restriction in the governing documents limiting the occupancy, residency, or use of a separate interest on the basis of age in a manner different from that provided in Section 51.3, a statement that the restriction is only enforceable to the extent permitted by Section 51.3 and a statement specifying the applicable provisions of Section 51.3. Cal. Civ. Code §4525(a)(2) · verified May 2026
Current assessments, fees, unpaid amounts, late charges, interest, collection costs Cal. Civ. Code §4525(a)(4)

A true statement in writing obtained from an authorized representative of the association as to the amount of the association's current regular and special assessments and fees, any assessments levied upon the owner's interest in the common interest development that are unpaid on the date of the statement, and any monetary fines or penalties levied upon the owner's interest and unpaid on the date of the statement. The statement obtained from an authorized representative shall also include true information on late charges, interest, and costs of collection which, as of the date of the statement, are or may be made a lien upon the owner's interest in a common interest development pursuant to Article 2 (commencing with Section 5650) of Chapter 8. Cal. Civ. Code §4525(a)(4) · verified May 2026
Notice(s) of violation under Section 5855 (alleged violations unresolved at request date) Cal. Civ. Code §4525(a)(5)

A copy or a summary of any notice previously sent to the owner pursuant to Section 5855 that sets forth any alleged violation of the governing documents that remains unresolved at the time of the request. The notice shall not be deemed a waiver of the association's right to enforce the governing documents against the owner or the prospective purchaser of the separate interest with respect to any violation. This paragraph shall not be construed to require an association to inspect an owner's separate interest. Cal. Civ. Code §4525(a)(5) · verified May 2026
Approved changes to assessments not yet due and payable Cal. Civ. Code §4525(a)(8)

Any change in the association's current regular and special assessments and fees which have been approved by the board, but have not become due and payable as of the date disclosure is provided pursuant to this subdivision. Cal. Civ. Code §4525(a)(8) · verified May 2026
Rental, lease, or tenant prohibition in governing documents, if any Cal. Civ. Code §4525(a)(9)

If there is a provision in the governing documents that prohibits the rental or leasing of any of the separate interests in the common interest development to a renter, lessee, or tenant, a statement describing the prohibition. Cal. Civ. Code §4525(a)(9) · verified May 2026
Board meeting minutes from previous 12 months (excluding executive session, if requested) Cal. Civ. Code §4525(a)(10)

If requested by the prospective purchaser, a copy of the minutes of board meetings, excluding meetings held in executive session, conducted over the previous 12 months, that were approved by the board. Cal. Civ. Code §4525(a)(10) · verified May 2026
Pro forma operating budget on accrual basis Cal. Civ. Code §5300(b)(1)

A pro forma operating budget, showing the estimated revenue and expenses on an accrual basis. Cal. Civ. Code §5300(b)(1) · verified May 2026
Assessment and Reserve Funding Disclosure Summary Cal. Civ. Code §5570(a)

The disclosures required by this article with regard to an association or a property shall be summarized on the following form: Cal. Civ. Code §5570(a) · verified May 2026
Reviewed financial statement (required if gross income exceeds $75,000) §5305

Unless the governing documents impose more stringent standards, a review of the financial statement of the association shall be prepared in accordance with generally accepted accounting principles by a licensee of the California Board of Accountancy for any fiscal year in which the gross income to the association exceeds seventy-five thousand dollars ($75,000). A copy of the review of the financial statement shall be distributed to the members within 120 days after the close of each fiscal year, by individual delivery pursuant to Section 4040. Cal. Civ. Code §5305§5305 · verified May 2026
Summary of property, liability, earthquake, flood, and fidelity insurance policies Cal. Civ. Code §5300(b)(9)

A summary of the association's property, general liability, earthquake, flood, and fidelity insurance policies. For each policy, the summary shall include the name of the insurer, the type of insurance, the policy limit, and the amount of the deductible, if any. To the extent that any of the required information is specified in the insurance policy declaration page, the association may meet its obligation to disclose that information by making copies of that page and distributing it with the annual budget report. Cal. Civ. Code §5300(b)(9) · verified May 2026
Association policies and practices in enforcing lien rights and assessment collection Cal. Civ. Code §5310(a)(7)

A statement describing the association's policies and practices in enforcing lien rights or other legal remedies for default in the payment of assessments. Cal. Civ. Code §5310(a)(7) · verified May 2026

Industry incumbents (HomeWiseDocs, CondoCerts) charge residents $250–$400 per resale certificate. Under Cal. Civ. Code §4525, the fee must reflect actual cost — preparation, procurement, reproduction, and delivery — itemized, with no padding permitted. With CommunityPay, the board issues the certificate directly from live ledger data, so the actual cost is near zero. Residents typically save $250–$400 per closing.

Napa County Snapshot

137,956

County Population

Relatively High

FEMA Risk Rating

$469

Median Monthly HOA Fee

$350 – $573

25th – 75th Percentile

FEMA National Risk Index v1.20. Fee data: U.S. Census ACS 2023 5-Year PUMS, weighted from 1,340 units.

Natural Hazard Exposure — Napa County

Drought

Very High

$21,364,139/yr expected loss

Landslide

Relatively High

$1,108,613/yr expected loss

Earthquake

Relatively High

$66,769,665/yr expected loss

Wildfire

Relatively Moderate

$4,850,532/yr expected loss

Inland Flooding

Relatively High

$89,760,025/yr expected loss

Source: FEMA National Risk Index. Expected Annual Loss represents the modeled annualized cost of building damage and direct losses across the county, not a per-property figure.

Governing Law

9 Saint Helena communities operate under California law. The primary governing statute is Cal. Civ. Code §4525-4530 — Transfer Disclosure — Davis-Stirling Act (legacy range descriptor). Legacy logical-range descriptor covering the Davis-Stirling Act transfer disclosure provisions. The operative statutes are §4525 (documents to be provided), §4528 (charges-for-documents form), and §4530 (delivery deadline and fee provisions), each codified separately. This entry retains the range descriptor for legacy reference; all facts have been migrated to the individual statutes.

All California statutes & requirements → California legal corpus → Recent California changes →

Registered Communities

Name	Type	Formed
5221 MADISON, LLC	Unclassified Entity	1997
MEADOWOOD HOME OWNERS ASSOCIATION	Homeowners Association	2014
Promise Management LLC	Unclassified Entity	2024
ST. HELENA OFFICE ASSOCIATION	Unclassified Entity	1995
TAPLIN ASSOCIATES, LLC	Unclassified Entity	2013
VAILIMA ESTATES HOMEOWNERS' ASSOCIATION	Homeowners Association	1970
VINEYARD VALLEY HOMEOWNERS ASSOCIATION	Homeowners Association	1987
WOODLAND RIDGE HOMEOWNERS ASSOCIATION	Homeowners Association	1985
ZINFANDEL SUBDIVISION ASSOCIATION	Unclassified Entity	1985

Institutional Reference

Reserve study standards in California

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Cadence: Annual board review; visual inspection at least every 3 years
Authority: Cal. Civ. Code §5550(a)
Scope: Component register, condition assessment, funding analysis

California Davis-Stirling Act requires a reserve study at least once every three years (Cal. Civ. Code §5550) with annual review.

Most state regimes also require:

Annual disclosure of reserve funding status to owners.
Segregation of reserve funds from operating cash.
Board approval of the funding plan tied to the most recent study.

A reserve study has three parts:

Component register — every long-lived asset the association is responsible for maintaining.
Condition assessment — current age, remaining useful life, observable wear.
Funding analysis — how much the association must contribute each year so cash is available when components reach end-of-life.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component	Typical useful life
Asphalt shingle roof	20–25 years
Metal roof	40–50 years
Tile or slate roof	50+ years
Flat membrane roof (TPO/EPDM)	15–25 years
Wood siding	20–30 years
Fiber cement siding	30–50 years
Stucco	50+ years
Exterior paint cycle	7–10 years
Gutters and downspouts	20–30 years
Wood deck, pressure-treated	15–20 years
Composite deck	25–30 years
Asphalt parking — seal coat	3–5 years
Asphalt parking — overlay	12–15 years
Asphalt parking — reconstruction	25–30 years
Concrete sidewalks and curbs	30–50 years
Site lighting (poles, fixtures)	20–30 years
Wood fencing	15–25 years
Pool plaster	10–15 years
Pool pump and filter	7–10 years
HVAC rooftop unit	15–20 years
Boiler	25–30 years
Commercial water heater	10–15 years
Fire alarm panel	20–25 years
Elevator cab finishes	15–20 years
Elevator modernization	25–30 years
Carpet, clubhouse	7–10 years
Playground equipment	10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools

Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.

Institutional Reference

Meeting requirements in California

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Annual / owner meeting: 30 days advance notice
Cal. Civ. Code §5115(b)
Board meeting: 4 days advance notice
Cal. Civ. Code §4920(a)

Most state regimes also require:

Open meetings — board meetings open to all members in good standing; closed executive sessions only for narrow purposes (litigation, personnel, contracts).
Agenda discipline — the board cannot vote on substantive matters not included in the noticed agenda except in narrow emergency circumstances.
Annual meeting — at least one owner meeting per year, with notice mailed to the address on record for each owner.
Quorum thresholds — defined in the declaration or bylaws; statutory default applies when governing documents are silent.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Full notice requirements appear in Cal. Civ. Code §4525-4530 and the specific subsections cited in the Requirements tab.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Statute sets the default at 33% of allocated interests unless the governing documents specify a different threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Voting and quorum procedures are codified in Cal. Civ. Code §4525-4530 and applicable subsections. Specific procedures may be modified in the declaration and bylaws within statutory limits.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
Retention period California requires retention for at least 2 years. Reserve studies, declarations, amendments, and assessments — permanent.
Owner inspection rights California requires the association to respond within 10 business days of a written request.
Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.

Records retention and inspection rights are codified in Cal. Civ. Code §4525-4530 and related subsections. A records-request response that misses the statutory deadline may expose the association to a per-day penalty.

Related tools

Board Meeting Packet Generator → Free. State-aware agenda, minutes template, and compliance checklist exported to a PDF for the board pack. No signup required.

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Download the California HOA & Condo Compliance Checklist

One PDF — every active California statute we track, statutory fee caps and time limits, recent legal changes from the last 12 months, and the resale-certificate disclosure profile. Built from CommunityPay's living legal corpus, the same data that drives our resale certificates, reserve reports, and CARI scoring.

Statutory fee caps and time limits (resale, late fees, lien priority)
Recent law changes with effective dates
Resale & estoppel disclosure profile, item by item

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Resale certificate

Request a California resale certificate

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Data sourced from California Secretary of State public registrations, FEMA National Risk Index, U.S. Census Bureau, and CommunityPay's management company graph.

United States Payments and Accounting Governance Infrastructure for Community Associations