2026 Massachusetts End of Legislative Session Report

Community Associations Institute (CAI) Massachusetts Legislative Action Committee (MA LAC) spent the 2026 legislative session advocating on behalf of approximately 1,676,000 people who live in 657,800 homes in more than 11,500 community associations across the Bay State.

Legislative Overview

The Massachusetts legislature, known as the General Court, operates on a two-year biennial session, starting in January of odd-numbered years and concluding in early January of the following even-numbered year, with formal sessions typically ending in late July, but it’s a full-time, year-round body, unlike many other states, with specific deadlines for bills and budget passage throughout. Learn more about how laws are created in Massachusetts.

Massachusetts’ 2025-2026 formal legislative session for the 194^th General Court began on January 1, 2025, and the first annual session adjourned on November 19, 2025. Learn more about CAI MA LAC’s work during the first annual session in 2025. The second year of the session began January 7, 2026, and formal session adjourned on July 31, 2026. After this date, while the legislature technically will be in session, only less controversial matters can be passed. This two-year session will have final adjournment on January 5, 2027.

CAI tracked nearly 200 pieces of legislation in Massachusetts during this legislative session, advocating on those directly impacting the community association housing model. Below is an overview:

CAI SUPPORTED THE BELOW BILL

CAI Legislative Action Committees (LACs) support legislation that aligns with CAI’s public policy positions and opposes legislation that does not. If a LAC seeks to take a legislative or regulatory position that would be in conflict with these official positions, it must submit a request for a deviation to be considered by CAI’s Government & Public Affairs Committee and/or Board of Trustees.

H. 1522 – Electronic Voting and Meetings in Condominiums

MA LAC supported this bill, which would have allowed condominium governing bodies and unit owners to conduct meetings and voting through electronic means, ensuring that all participants can hear conversations and meet quorum requirements. Under this legislation, the governing body would have been permitted to notify unit owners of electronic meetings and provide access details for participation. Unit owners would have been allowed to vote via mail-in ballots or electronic means, provided there is a quorum. The governing body would have been able to establish and amend policies for implementing these electronic protocols, allowing electronic signatures or consents as valid for required matters.

Virtual community association meetings increased dramatically due to COVID-19. CAI supports legislation that allows community associations to hold meetings virtually. Such legislation increases the efficiency of monthly board and annual homeowner meetings by virtually streamlining the meeting process and increases the likelihood of achieving quorum during a meeting for voting purposes. It also increases flexibility in scheduling options for an association to hold a meeting and supports resident participation and engagement, and offers flexibility to participate by phone, tablet, or computer.

Status: Bill died. Accompanied a study order, see H5352 (under House Rule 27).

CAI OPPOSED THE BELOW BILLS

CAI LACs oppose legislation that is at odds with CAI’s public policy positions. If a LAC believes it may need to consider or adopt any legislative or regulatory position that would be in conflict with these official positions, it must submit a request for a deviation to be considered by CAI’s Government & Public Affairs Committee and/or Board of Trustees.

S. 980 – Condo Owner Rights

MA LAC opposed this legislation, which supposedly would have enhanced transparency and governance for condominium associations. The bill sought to mandate timely document disclosure, establish internal dispute resolution mechanisms, and require regular open meetings. The bill would have created an Ombudsman Office within the Attorney General’s office to handle condominium-related disputes and develop educational resources. It also would have provided provisions for electronic participation in meetings and voting, ensuring accessibility and secure transmission of information.

CAI recognizes the need for and supports the use of fair alternative dispute resolution mechanisms to resolve disputes arising in community associations, particularly in appropriate cases where such measures can facilitate efficient and equitable resolution. CAI also believes community association governance should occur at the lowest possible level. Legislatures and regulatory agencies should acknowledge the right of self-determination by owners who elect volunteers and have a vested interest in their own communities.

Status: Bill was reported favorably by the Housing Committee and referred to Senate Ways & Means. The bill is unlikely to move further given the end of formal sessions.

H. 1539 – Condo Elections

MA LAC opposed this legislation, which introduces specific procedures and requirements for conducting elections within condominium associations, including allowing absentee ballots and prohibiting proxy voting. It mandates that elections be decided by a plurality of ballots cast without a quorum requirement and details the nomination and notification process for candidacy. The legislation specifies criteria for board candidates, such as being current in assessments and not subject to foreclosure and outlines prohibitions on electioneering during voting. It establishes the role of election inspectors, who will oversee the election process and announce results, while providing unit owners the right to view ballots deemed invalid.

Status: Bill died. Accompanied a study order, see H5352 (under House Rule 27).

H. 5516 – Condominium Associations and Management Companies

MA LAC opposed this legislation, which sought to establish a Massachusetts condominium commission to oversee and regulate condominium associations and management companies, with appointment authority vested in the Governor. The commission would have been able to investigate complaints, impose fines of up to $5,000 per violation, suspend or revoke licenses, and require restitution.

The bill would have mandated licensing for condominium managers, requiring completion of education, exams, and proof of insurance (errors and omissions policy, minimum $250,000), with the commission empowered to handle complaints and impose penalties for non-compliance. These licenses would have been subject to renewal every 2 years, with continuing education required for renewal. Board members of condominium associations would have been required to undergo mandatory training and certification within 90 days of election or appointment and complete 1 hour of continued education annually to ensure they understand and fulfill their responsibilities.

CAI’s public policy on manager licensing encourages the self-regulation of the community management profession through professional certification and designation programs developed by industry professionals. State legislatures have attempted on several occasions to regulate community association managers with legislation such as H. 5516. Past legislation has attempted to license community association managers as real estate brokers, salespersons, or property managers. By definition, property managers perform facilities management and leasing services—not community association management. Community association managers perform additional and different job functions, requiring different knowledge than that required of real estate brokers, agents, or property managers. Any regulation of community association managers as brokers, agents, or property managers does not provide community association residents the assurance that these managers have the knowledge and skills required for professional community association management. While licensure of real estate brokers, agents, or property managers protects consumers in sales transactions, it does not protect consumers during the ongoing management and operation of community associations.

Status: This is a late file bill. It was referred to the Joint Committee on Consumer Protection and Professional Licensure and a hearing is scheduled for September 10, 2026. Given the end of formal sessions this bill is unlikely to advance further.

CAI SOUGHT AMENDMENTS TO THE BELOW BILLS

CAI LACs work with legislators to champion amendments to legislation to help the language better align with CAI’s public policy positions on any given topic impacting the community association industry.

S. 1655/ H. 2644 – Fire Protection

MA LAC sought amendments to this legislation, which aimed to update fire safety standards by mandating the installation of automatic sprinklers in newly constructed or significantly altered residential buildings with four or more units. The bill would have allowed for alternative fire suppression systems when adequate water supply is unavailable and provides potential fire insurance reductions for compliant building owners. Under this legislation, the fire department would have been responsible for enforcement, and there is an appeal process for aggrieved parties through a specified board. Additionally, projects already approved by permit within a year prior to the effective date of the act would have been exempt from these requirements. CAI sought amendments to remove the retrofitting requirement outlined in the bill.

CAI opposes legislation such as this that requires the retrofit installation of automatic sprinkler systems in existing residential buildings. While CAI understands and shares the goal of preventing deadly fires in residential buildings, the costs of compliance with this legislation will create financial burdens on community associations and unit owners throughout the state, especially given the unique circumstances of community association reserve funds and the advance planning necessary to ensure funds are available for such capital improvements without implementing a special assessment.

Status: S. 1655 was reported favorably and referred to Senate Ways & Means; and H. 2644 was engrossed in the House. Given the end of formal sessions neither bill is expected to advance further.

CAI MONITORED THE BELOW BILLS

CAI LACs monitor legislation with the potential to impact those living and working in community associations across their state, as well as legislation that may indirectly or unintentionally impact community associations.

H. 1538 – Commission to Study Condo Law

MA LAC monitored this legislation, which would have established a commission to study and make recommendations on condominium law in Massachusetts, focusing on issues such as owner rights, management responsibilities, financial audits, regulatory oversight, and dispute resolution.

Status: Bill died after being reported favorably by the Housing Committee and referred to House Ways and Means in 2025. Saw no further action in 2026.

H. 3496 – Solar Panels

MA LAC monitored this legislation, which proposed amendments to Massachusetts General Laws to ensure that homeowners and property associations cannot unreasonably restrict the installation and use of solar energy systems on properties. It defined terms like “solar access” and “solar energy system” and outlined conditions under which restrictions are considered unreasonable. Homeowners’ associations would have been required under this legislation to make decisions regarding solar installations within 60 days and provide written explanations for any limitations. The bill also would have allowed individuals to seek legal action and compensation if they experience violations of these protections.

CAI supports environmental and energy efficiency policies that recognize and respect the governance and contractual obligations of community association residents as the best mechanism to enact sustainable environmental policies. CAI supports efforts by state legislatures to empower community associations to build consensus-based solutions regarding environmental initiatives and opposes government and interest group efforts to override community policy or deed restrictions on single interest issues.

Status: Bill died. Accompanied a study order, see H5323.

H. 2586 – Automatic Sprinklers in High Rise Buildings

MA LAC monitored this legislation which would have mandated that older high-rise buildings constructed before January 1, 1975, comply with a phased schedule for the installation of automatic sprinklers. Building owners would have had the option to expedite this process by installing sprinklers throughout the entire building by March 30, 2031, which would have forfeited rights to any extension. Appeals for extensions or waivers would have been possible through the fire safety commission’s board of appeals.

Status: Bill died. Accompanied a study order, see H5254 (under House Rule 27).

H. 1534 – Emotional Support Animals

MA LAC monitored this legislation which establishes a special legislative commission to study and report on the use and training of emotional support animals and their impacts on tenants and property owners within Massachusetts. This commission will include representatives from various sectors, such as government officials, legal experts, and real estate professionals, and will examine current laws, the benefits of emotional support animals for individuals with disabilities, and issues like fraud and misuse. The aim is to potentially recommend changes in laws, define “emotional support animal,” and explore certification or licensing processes. The commission’s findings are due by April 1, 2027.

Status:  Bill died after being reported favorably by the Housing Committee and referred to House Rules. Saw no further action in 2026.

S. 1254/H. 1686 – Commission to Study the Misrepresentation of Service Animals

MA LAC monitored this legislation, which would have established a special legislative commission to study and report on the use of service animals in the commonwealth. This commission would have consisted of 17 members, the qualifications for whom were outlined in the bill. The study could have included reviewing current federal, state and local laws and procedures governing the use of service animals; examining the use and benefit of service animals by individuals with disabilities; investigating the presence, prevalence and impact of fraud, misrepresentation and other misuse of service animals; researching laws and practices in other jurisdictions with the objective to deter the misuse of service animals; and identifying training and educational opportunities aimed at increasing understanding of laws governing the use of service animals among public officials, law enforcement, business owners and members of the public.

CAI monitored this legislation for potential impacts on community associations that may result from the findings of this committee. As per its public policy on Pets and Assistance Animals, CAI recognizes and supports the rights of residential community associations to regulate and adopt their own rules pertaining to pets and assistance animals living in their communities. CAI also recognizes the rights of individuals with disabilities to receive the assistance they need and supports state and federal law guaranteeing such rights. CAI supports legislation that specifically allows community associations to request documentation to verify the need for an accommodation for an assistance animal, as well as legislation that imposes penalties for fraudulent requests for service or emotional support animals.

Status: Bill died.

S. 1370 – Snow Removal

MA LAC monitored this legislation, which aimed to limit liability in contracts for snow removal and ice control services. It declared void any contract terms that require one party to indemnify or hold the other party harmless for damages caused by the other’s actions or those of their agents or employees. It would have applied to provisions within snow removal and ice control services contracts, which include activities like plowing, shoveling, and de-icing services. The proposed changes were intended to ensure a fair distribution of liability between service providers and service receivers. CAI and MA LAC monitored this legislation for potential impacts on community associations removing snow from common areas and private roads.

Status: Bill died after being reported favorably by Joint Committee on Labor and Workforce Development and referred to the committee on Senate Ways and Means in 2025. No further movement in 2026.

H. 1555 – Display of the US Flag by Condominium Unit Owners

MA LAC monitored this legislation, which would have prevented condominium associations from prohibiting unit owners from displaying the U.S. flag, Armed Forces flag, or POW/MIA flag. It would have set conditions on flag display, such as size limits and requirements that the display not obstruct others’ sightlines or violate existing easements or flag display rules.

CAI strongly supports the elimination of community association restrictions that prohibit the display of a reasonably sized flagpole and a reasonably sized, removable American flag from a resident’s exclusive use or limited common element areas, so long as the flag is displayed in accordance with the Federal Flag Code, 4 U.S.C Sections 5-10, as amended. CAI further believes that community associations—not a state law—are best suited to determine the appropriate size, placement, and installation of a flagpole.

Status: Bill died. Accompanied a study order, see H5352 (under House Rule 27).