South Carolina 2025-2026 Regular Session Status: In Committee

S 366 — HOA Fees

Last action — Referred to Committee on Judiciary

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  1. ✓
    Introduced
  2. 2
    In Committee
  3. 3
    Passed Senate
  4. 4
    Passed House
  5. 5
    To Executive
  6. 6
    Enacted

This bill is in committee in the Senate. Introduced February 20, 2025. It must pass committee before a floor vote.

Next likely step: a committee vote, then a floor vote in the Senate.

Prognosis

Stalled 24% · moderate confidence

Where this bill stands today.

Odds of enactment

Low

How often bills like it became law.

  • In Committee

    Current position in the legislative process.

  • 9 sponsors

    9 primary, 0 co-sponsors signed on.

Prognosis reads this bill's own signals — stage, sponsorship breadth, committee status, recorded votes and cross-state momentum. Odds come from a model trained on which bills have become law.

Summary

A BILL TO AMEND THE SOUTH CAROLINA CODE OF LAWS BY AMENDING SECTION 27-1-60, RELATING TO THE RIGHT OF A HOMEOWNER TO DISPLAY CERTAIN FLAGS, SO AS TO ALLOW FOR ADDITIONAL FLAGS TO BE DISPLAYED; BY AMENDING SECTION 27-30-150, RELATING TO AN APPLICATION OF ACCESS TO DOCUMENT PROVISIONS, SO AS TO REQUIRE THE DISCLOSURE OF ANY MONIES PAID TO AN OFFICER OF OR CONTRACT ENTERED INTO BY A HOMEWONERS ASSOCIATION; BY ADDING SECTION 27-30-180 SO AS TO LIMIT A HOMEOWNERS ASSOCIATION'S ABILITY TO RESTRICT SPEECH; BY AMENDING SECTION 15-41-30, RELATING TO PROPERTY EXEMPT FROM ATTACHMENT, LEVY, AND SALE, SO AS TO PROHIBIT A HOMEOWNERS ASSOCIATION FROM FORECLOSING ON A DEBTOR'S PRIMARY RESIDENCE; AND BY AMENDING SECTION 27-30-130, RELATING TO THE ENFORCEABILITY OF GOVERNING DOCUMENTS, SO AS TO NULLIFY ANY PROVISION IN A HOMEOWNERS ASSOCIATION GOVERNING DOCUMENTS GRANTING THE HOMEOWNERS ASSOCIATION THE AUTHORITY TO FORECLOSE ON THE PROPERTY OF A HOMEOWNER.

Bill Text

What changed in the latest version

140 added · 48 removed

Plain-language change summary

The amendments made to Bill S 366 include several significant changes aimed at enhancing homeowner rights in South Carolina. Homeowners are now allowed to display additional types of flags, and homeowners' associations (HOAs) are restricted from limiting free speech. Furthermore, the bill prohibits HOAs from foreclosing on a homeowner's primary residence over unpaid debts, thereby providing greater protection for homeowners. These changes matter because they strengthen individual rights and offer more stability and freedom for homeowners within their communities.

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2025-2026 Bill 366 Text of Previous Version (Feb.
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20, 2025) - South Carolina Legislature Online South Carolina General Assembly126th Session, 2025-2026Bill 366Indicates Matter StrickenIndicates New Matter(Text matches printed bills.
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Document has been reformatted to meet World Wide Web specifications.)                 A bill   TO AMEND THE SOUTH CAROLINA CODE OF LAWS BY AMENDING SECTION 27-1-60, RELATING TO THE RIGHT OF A HOMEOWNER TO DISPLAY CERTAIN FLAGS, SO AS TO ALLOW FOR ADDITIONAL FLAGS TO BE DISPLAYED;
BY AMENDING SECTION 27-30-150, RELATING TO AN APPLICATION OF ACCESS TO DOCUMENT PROVISIONS, SO AS TO REQUIRE THE DISCLOSURE OF ANY MONIES PAID TO AN OFFICER OF OR CONTRACT ENTERED INTO BY A HOMEWONERS ASSOCIATION;
BY ADDING SECTION 27-30-180 SO AS TO LIMIT A HOMEOWNERS ASSOCIATION'S ABILITY TO RESTRICT SPEECH;
BY AMENDING SECTION 15-41-30, RELATING TO PROPERTY EXEMPT FROM ATTACHMENT, LEVY, AND SALE, SO AS TO PROHIBIT A HOMEOWNERS ASSOCIATION FROM FORECLOSING ON A DEBTOR'S PRIMARY RESIDENCE;
AND BY AMENDING SECTION 27-30-130, RELATING TO THE ENFORCEABILITY OF GOVERNING DOCUMENTS, SO AS TO NULLIFY ANY PROVISION IN A HOMEOWNERS ASSOCIATION GOVERNING DOCUMENTS GRANTING THE HOMEOWNERS ASSOCIATION THE AUTHORITY TO FORECLOSE ON THE PROPERTY OF A HOMEOWNER.
  Be it enacted by the General Assembly of the State of South Carolina:
  SECTION 1.  Section 27-1-60 of the S.C.
Code is amended to read:
      Section 27-1-60.
(A) Regardless of any restrictive covenant, declaration, rule, contractual provision, or other requirement concerning flags or decorations found in a deed, contract, lease, rental agreement, or homeowners' association document, any homeowner or tenant may display one up to two of the following portable, removable United States flagflags in a respectful manner:, consistent with 36 U.S.C.
Sections 171-178, as amended, on the premises of the property of which he is entitled to use.
       (1) the United States Flag;
       (2) the official flag of the State of South Carolina;
       (3) a flag that represents the United States Army, Navy, Air Force, Marine Corps, Space Force, or Coast Guard;
       (4) a POW-MIA flag;
or        (5) a first responder flag.
For purposes of this subsection, the term "first responder flag" means a flag that recognizes and honors the service of any of the following:
           (a) law enforcement officers as defined in Section 23-23-10;
           (b) firefighters as defined in Section 40-80-10;
           (c) paramedics or emergency medical technicians as defined in Section 44-61-20;
           (d) correctional officers working for the Department of Corrections;
           (e) public safety agents as defined in Section 23-47-10;
           (f) advanced practice registered nurses, licensed practical nurses, or registered nurses as those terms are defined in Section 40-33-5;
           (g) persons participating in the South Carolina Emergency Response Task Force as defined in Section 23-49-110;
and            (h) federal law enforcement officers as defined in 18 U.S.C.
Section 115.
    (B)(1) No homeowners' association document may preclude the display of one up to two portable, removable United States flag flags as described in subsection (A) by homeowners.
However, allthe flagflags must be displayed in a respectful manner, consistent with 36 U.S.C.
Sections 171-178, as amended.
       (2) No restrictive covenant in a deed may preclude the display of one up to two portable, removable United States flag flags as described in subsection (A) on the property.
However, the flagflags must be displayed in a respectful manner, consistent with 36 U.S.C.
Sections 171-178, as amended.
       (3) No rental agreement, lease, or contract may preclude the display of one up to two portable, removable United States flagflags as described in subsection (A) on the premises of any tenant.
However, the flagsflag must be displayed in a respectful manner, consistent with 36 U.S.C.
Sections 171-178, as amended.
    (C) For purposes of this section:
       (1) "homeowner" means a person who holds title to real property, in fee simple or otherwise including, but not limited to, an owner of real property subject to a homeowners' association, an owner of an interest in a vacation time sharing plan, and a co-owner under a horizontal property regime;
       (2) "homeowners' association" has the same meaning as provided in Section 12-43-230;
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       (3) "homeowners" association document'" includes, but is not limited to, declarations of covenants, articles of incorporation, bylaws, or any similar document concerning the rights of property owners to use their property;
 and        (4) "tenant" means any tenant under a rental agreement executed pursuant to Chapter 40, Title 27, any tenant under a rental agreement executed pursuant to Chapter 47, Title 27, any tenant under a vacation time sharing plan, any tenant under a horizontal property regime, and any person who leases commercial or residential real property under a contractual agreement.
  SECTION 2.  Section 27-30-150 of the S.C.
Code is amended to read:
      Section 27-30-150.
The access to documents provisions of Sections 33-31-1602, 33-31-1603, 33-31-1604, and 33-31-1605 apply to all homeowners associations not subject to the South Carolina Nonprofit Corporation Act for the purposes of allowing homeowners access to inspect and copy a homeowners association's :
       (1) annual budget, which shall include a disclosure of any monies paid to an officer of the homeowners association;
       (2) contracts entered on behalf of the homeowners association;
and        (3) homeowners membership lists.
  SECTION 3.  Chapter 30, Title 27 of the S.C.
Code is amended by adding:
      Section 27-30-180.
   No homeowners association may, without a compelling interest, interfere with or abridge a homeowner's exercise of the freedom of speech guaranteed by the Constitution of this State and of the United States.
  SECTION 4.  Section 15-41-30(A) of the S.C.
Code is amended to by adding:
      (16)  The debtor's interest in real property that the debtor uses as a primary residence if the sale under a mesne or final process issued by a court was solely instituted by a homeowners association attempting to collect unpaid dues, fees, or fines.
  SECTION 5.  Section 27-30-130(D) of the S.C.
Code is amended to read:
      (D) The recording of the rules, regulations, bylaws, and amendments to rules and regulations are not subject to the requirements of witnesses and acknowledgements required under Section 30-5-30.
Any provision in a homeowners association's governing documents granting the homeowners association the authority to foreclose on the property of a homeowners association member may not be enforced.
However, a homeowners association may place a lien on the property for unpaid dues, fines, or other fees.
    (E) The recording of the rules, regulations, bylaws, and amendments to rules and regulations are not subject to the requirements of witnesses and acknowledgements required under Section 30-5-30.
  SECTION 6.  The provisions contained in SECTION 5 are effective July 1, 2025.
  SECTION 7.  This act takes effect upon approval by the Governor.
----XX---- This web page was last updated on February 20, 2025 at 11:40 AM
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How this bill changes current law

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AI-generated reading aid from the bill's amendatory text — verify against the official bill.

The bill enhances homeowner rights concerning flag display and limits the power of homeowners associations regarding foreclosure and free speech.

  • Section 27-1-60

    any restrictive covenant, declaration, rule, contractual provision, or other requirement concerning flags or decorations found in a deed, contract, lease, rental agreement, or homeowners' association document → Regardless of any restrictive covenant, declaration, rule, contractual provision, or other requirement concerning flags or decorations found in a deed, contract, lease, rental agreement, or homeowners' association document

    Homeowners are explicitly allowed to display flags regardless of existing restrictions.

  • Section 27-30-150

    the disclosure of any monies paid to an officer of the homeowners association

    Homeowners associations must disclose payments made to their officers.

  • No homeowners association may, without a compelling interest, interfere with or abridge a homeowner's exercise of the freedom of speech guaranteed by the Constitution of this State and of the United States.

    Homeowners associations are restricted in their ability to limit homeowners' free speech.

  • Section 15-41-30(A)

    The debtor's interest in real property that the debtor uses as a primary residence if the sale under a mesne or final process issued by a court was solely instituted by a homeowners association attempting to collect unpaid dues, fees, or fines.

    Homeowners associations cannot foreclose on a homeowner's primary residence for unpaid dues.

  • Section 27-30-130(D)

    any provision in a homeowners association's governing documents granting the homeowners association the authority to foreclose on the property of a homeowners association member may not be enforced. → Any provision in a homeowners association's governing documents granting the homeowners association the authority to foreclose on the property of a homeowners association member may not be enforced.

    Provisions allowing foreclosures by homeowners associations are nullified.

Action History

  1. Referred to Committee on Judiciary

  2. Introduced and read first time

Sponsors

Sponsorship breakdown

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9 sponsors · 0 co-sponsors · 161 not signed on

Sponsors (9)

Co-sponsors (0)

None.

Not signed on (161)

161 members have not signed on to this bill.

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"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

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Subjects

housing
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Frequently asked questions

What does S 366 do?
A BILL TO AMEND THE SOUTH CAROLINA CODE OF LAWS BY AMENDING SECTION 27-1-60, RELATING TO THE RIGHT OF A HOMEOWNER TO DISPLAY CERTAIN FLAGS, SO AS TO ALLOW FOR ADDITIONAL FLAGS TO BE DISPLAYED; BY AMENDING SECTION 27-30-150, RELATING TO AN APPLICATION OF ACCESS TO DOCUMENT PROVISIONS, SO AS TO REQUIRE THE DISCLOSURE OF ANY MONIES PAID TO AN OFFICER OF OR CONTRACT ENTERED INTO BY A HOMEWONERS ASSOCIATION; BY ADDING SECTION 27-30-180 SO AS TO LIMIT A HOMEOWNERS ASSOCIATION'S ABILITY TO RESTRICT SPEECH; BY AMENDING SECTION 15-41-30, RELATING TO PROPERTY EXEMPT FROM ATTACHMENT, LEVY, AND SALE, SO AS TO PROHIBIT A HOMEOWNERS ASSOCIATION FROM FORECLOSING ON A DEBTOR'S PRIMARY RESIDENCE; AND BY AMENDING SECTION 27-30-130, RELATING TO THE ENFORCEABILITY OF GOVERNING DOCUMENTS, SO AS TO NULLIFY ANY PROVISION IN A HOMEOWNERS ASSOCIATION GOVERNING DOCUMENTS GRANTING THE HOMEOWNERS ASSOCIATION THE AUTHORITY TO FORECLOSE ON THE PROPERTY OF A HOMEOWNER.
Who sponsors S 366?
S 366 is sponsored by Nutt, Roger A., Senator Josh Kimbrell, Senator Billy Garrett, Senator Tom Fernandez, Senator Matthew W. "Matt" Leber, Senator Everett Stubbs, Senator Michael W. Gambrell, Senator Thomas D. "Tom" Corbin, and Senator Harvey S. Peeler, Jr..
What is the current status of S 366?
This bill is in committee in the Senate. Introduced February 20, 2025. It must pass committee before a floor vote.
Where can I track S 366?
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