Village Hearth Homeowners Association Inc
Homeowners association — you own your lot and home; the association maintains common areas and enforces covenants.
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What Village Hearth Homeowners Association Inc's governing documents say
Village Hearth is a 55+ cohousing community in Durham, NC, governed by a homeowners association (HOA). It's an LGBT-focused, senior cohousing neighborhood with attached homes sharing party walls and common areas. The rules bind all owners and residents, and the community emphasizes consensus-based decision-making.
- Age restriction (55+): The community is explicitly described as 'LGBT-focused, aged 55 and older, senior cohousing community.'
- What you own & maintain: You own your home's interior and are responsible for its maintenance. The HOA handles exterior maintenance like painting, siding, gutters, roofs, termite prevention, and carport repairs. Backyards and carports are exclusive-use common areas assigned to each home.
- Decision-making & governance: Decisions are made by consensus, not majority vote. Members attempt to reach consent at two meetings before a binding vote, which requires 75% of member households present at a quorum meeting (more than 50% of active households).
- Leasing & rentals: Rental use is limited and intended to support affordability. Specific guidelines are set by the HOA's Rules and Regulations, not in this declaration.
- Assessments & fees: Owners pay monthly and special assessments. Unpaid assessments accrue 1.5% monthly interest and become a lien on the property. The HOA must maintain a reserve of 30% of annual assessments and conduct a reserve study every three years.
- Stormwater obligations: The HOA is responsible for maintaining a stormwater detention pond, with mandatory annual inspections and funding: at least $2,867/year for inspection/maintenance and $678/year for major reconstruction, increasing 3% annually. These funds are separate and prioritized.
- Right of first refusal: The HOA has a right of first refusal to purchase any home when an owner receives a bona fide offer. It must accept or reject within 10 days, and closing occurs within 60 days if accepted.
- What this document doesn't cover: This excerpt doesn't specify pet rules, parking details, or specific rental restrictions—those are left to the HOA's Rules and Regulations.
Key facts from Village Hearth Homeowners Association Inc's documents
- Community type
- Condominium
- Legal name
- Village Hearth Homeowners Association Inc
- Units / lots
- No more than 32 Homes; 28 initially built by Declarant (Section 7.1)
- Developer / declarant
- Village Hearth Cohousing, LLC, a North Carolina Limited Liability Company (Preamble)
- Governing law
- North Carolina Condominium Act, N.C.G.S. Chapter 47C, Articles 1 through 4, as amended (Section 1.1)
- Age restriction
- Community is LGBT-focused, aged 55 and older senior cohousing community (Preamble)
- Assessments & dues
- Established by HOA (or Declarant); Owners covenant to pay monthly and/or special assessments (Article XI)
- Special assessments
- Owners covenant to pay special assessments for capital improvements and major repairs to roadways or Common Areas (Article XI)
- Collections & liens
- Unpaid assessments become a continuing lien on the lot when filed with Durham County Clerk of Court; may be foreclosed or money judgment obtained (Article XI)
- Reserves & fees
- HOA shall maintain reserve of 30% of annual assessments for general repairs; reserve study every 3 years (Section 12.1(a))
- Leasing & rentals
- Rental use permitted per HOA Rules and Regulations; Declarant's vision includes limited rentals, co-buying, and home sharing (Article X)
- Parking & vehicles
- Centralized parking is a Common Element; carports may be Exclusive Use Common Areas (Sections 1.5, 7.3)
- Architectural approval
- No building erected, placed, or altered until plans approved by Development Committee or designee (Article IV)
- Signs & flags
- Display of signs, banners, or flags may be regulated by HOA (Section 9.2(g))
- Setbacks / home size
- Minimum 30 feet from property lines, or as required by applicable City or Building Codes (Article VI)
- Maintenance
- Owners: interior maintenance, backyards, carports. HOA: exterior painting, siding, gutters, roofs, termite prevention, damage repair, carport replacement (Sections 7.5, 7.6)
- Insurance
- HOA maintains casualty insurance on Property, full insurable value on replacement cost basis (Section 17.1)
- Use restrictions
- Homes shall be occupied and used for residential purposes only; office use allowed if primary use is residential (Section 9.2(a))
- Voting & meetings
- One vote per Member Household; binding vote requires 75% of Member Households at a meeting with quorum (Section 1.9)
- Amendments
- Amendment by Decision Making of 75% of Homes; 30 days' notice; mortgagee consent for material adverse changes; recorded with Durham County Register of Deeds (Article XIX)
- Amenities
- Community Building, common entranceway, centralized parking, backyards, carports, natural areas (Sections 1.5, 1.8, 7.3)
Related associations
Nearby (within 500 m): The Association for the Preservation of the Eno River Valley Inc · Bluffs of the Eno Homeowners
About this HOA
Village Hearth Homeowners Association Inc is a homeowners association in Durham, NC.
HOAproxy has 1 document on file for Village Hearth Homeowners Association Inc: 1 recorded document. Last updated 2026-06-10.
Governing documents
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