Legal Blog

Should our HOA install surveillance cameras?

Q: We have had several recent incidents of vandalism in our otherwise quiet and well-maintained subdivision. It has a single entrance, and our board is considering the installation of surveillance cameras to capture the image of vehicles coming and going from the neighborhood, particularly those vehicles that enter the community late at night. What are the legal ramifications that our board should consider before using electronic surveillance at the entrance of our neighborhood? A: It is generally permissible for your homeowners association (HOA) to install surveillance cameras anywhere on HOA-owned common property except in places where residents would have a reasonable expectation of privacy, such as the clubhouse locker rooms. The cameras serve two purposes. If they are openly visible to people entering your community, they will serve as a deterrent to criminal activity. They will also provide evidence to law enforcement for catching and convicting the vandals and other criminals. There is no law that requires HOAs to post signs advising residents and visitors that the property is under surveillance, but doing so may enhance the deterrent effect. The board should communicate to the residents that the cameras are solely for deterrence and evidence-gathering, and that the cameras have not been installed to provide any guarantee of protection, safety or security. Some HOAs have considered or installed “dummy” cameras that don’t actually record anything. While inoperable cameras may provide some deterrent to criminal activity, they would not supply any evidence if a crime is committed. Further, dummy cameras can instill a false sense of security in residents. The other question is, who is entitled to view the recorded footage? Can a suspicious spouse require the HOA to provide footage to check on the comings and goings of her husband’s suspected mistress? What about a parent checking on his teenager’s travels? Video footage from the surveillance cameras would likely be covered by state laws governing HOA members’ right of access to corporate records, and security-camera footage is not listed in the statutes as one of the records that members are legally entitled to inspect. Therefore, boards would be wise to limit the distribution of footage to law-enforcement personnel investigating a crime, and to others who can either produce a subpoena or articulate a compelling and legitimate reason for needing it.

Originally published in the Charlotte Observer on August 7, 2014.


  1. Harry Cooper on September 24, 2014 at 11:02 am

    The question we have is, can board members, or SHOULD board members, have access to, and look at, the recorded videos? We only want our property management firm to have access to the videos. This is to protect board members from being accused of “spying” on neighbors.
    So, can our property manager have access?


  2. Mike Hunter on September 24, 2014 at 11:11 am

    Deciding who has access to the video is in the board’s discretion, but obviously access should be limited to those who have a legitimate purpose. If the cameras are aimed at public places where there is no expectation of privacy, I’m not sure how someone could rightfully accuse the board of “spying”. If that were the case, then we are all being “spied” upon any time we walk on a public walkway, in a store or shopping mall, parking deck, etc. due to the proliferation of security cameras.

  3. Harry Cooper on September 24, 2014 at 12:31 pm

    Thanks, Mike.

    We have a clubhouse, veranda, parking lot, and pool. The cameras would be trained on these locations for vandalism, fence-hoppers, and break-ins.

    The board is concerned with unfounded accusations, including perhaps even malicious accusations, of having access to and viewing video of, for example, a homeowner’s teenage daughter at the pool.

    How does the HOA and board handle this? How does the board protect itself?

  4. Mike Hunter on September 26, 2014 at 9:34 am

    The board should adopt some guidelines on who can access the video, under what circumstances, and when they can be provided to someone other than the board or manager (hint: require a court order or subpoena).

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