HOA Holiday Decorations: A Board Member’s Guide to Seasonal Governance
As a real estate and community association attorney, I’ve seen firsthand how holiday decorations—while festive and fun—can spark unexpected tension in community associations. From inflatable ghosts in October to blinking reindeer in December, these seasonal displays often raise questions about rules, fairness, and enforcement.
If you serve on the board of a homeowners or condominium association in Northeast Ohio, now is the time to prepare. In this post, I’ll walk you through common issues, practical solutions, and legal considerations to help your board navigate the holiday season with confidence.
Watch the video below where Attorney Rachel Kuhn shares insights on navigating seasonal governance in Northeast Ohio’s community associations.
What Boards Should Expect
Decorations are a great way for residents to express themselves and celebrate the season—but they can also lead to complaints, confusion, and even violations. As someone who works closely with boards across Northeast Ohio, I see a predictable pattern of issues emerge each year. Here’s what to expect and how to prepare:
Review Your Declaration
Many Governing Documents already contain language that prohibits or limits an owner’s ability to place items in the common elements. This would include holiday decorations. Also be mindful of any language that prohibits flags or signs, as these items are often incorporated into holiday displays. If your Governing Documents contain such restrictions, the Board cannot and should not make exceptions for holiday decorations; the only way to change this would be by an amendment, voted on by the owners.
Adopt a holiday decorating policy
If holiday decorations are permitted, use the Board’s rule making authority to adopt a holiday decoration policy. Some tips to include or avoid in your decorating policy:
Timing: A good rule of thumb is to allow decorations to be put out 30 days before the holiday, and require that they be removed within 7 days after.
Specify where decorations may be placed. Owners should not be permitted to place items in the Common Elements or any other areas maintained by the Association, as this may cause damage or interfere with landscaping and other maintenance duties. This includes hanging or affixing items to siding, railings or other parts of the structure that the Association is required to maintain. Decorations should not be plugged into shared electrical sources.
Safety: No candles or open flames, strobe or flashing lights, obstructions to sidewalks, stairways, or emergency exits.
Noise and other nuisance restrictions: Consider a time by which all light displays must be turned off; place limits on decorations that make audible noises or use of external speakers.
Avoid using subjective criteria: Avoid adopting rules that state decorations must be “tasteful” or “non-offensive.” Instead, implement clear rules about the size or style of decorations (e.g. size limits; no inflatable decorations; no artificial weapons).
Be inclusive and apply your policy equally to all holidays. Avoid terms like “Christmas Decorations” and instead use “Holiday Decorations,” restrictions on colors or religious symbols. These types of restrictions have resulted in legal issues for many well-intended associations.
Enforcement procedures under your Governing Documents and Ohio law apply. For violations of your holiday decorating policy, this includes the right to a hearing before any enforcement assessments may be imposed.
Because every association is different, there is no one size fits all solution for a holiday decorating policy. I regularly help boards review governing documents and draft seasonal policies that are fair, enforceable, and aligned with their Governing Documents and Ohio law. If your board is considering a policy or facing seasonal challenges, I’d be happy to help.
Final Thoughts from My Practice
As someone who regularly represents boards across Cuyahoga, Lake, and Lorain Counties, I know how important it is to strike a balance between celebration and governance. Decorations can bring joy, but they also require thoughtful oversight. With clear communication and consistent enforcement, your board can support festive spirit while maintaining order.
If your board is facing decoration disputes or wants help drafting a seasonal policy, I’d be happy to assist.
Contact our office to get in touch with me, Rachel Kuhn, and discuss how we can support your board this season.
About the Author
Rachel Kuhn is a Cleveland native and a seasoned real estate and litigation attorney. She represents clients in property disputes, zoning matters, and nonprofit governance, and is especially known for her work with condominium and homeowners associations. Rachel lives on the west side of Cleveland with her boyfriend and their three cats. Learn more about Rachel Kuhn.
This blog post is for informational purposes only and does not constitute legal advice. Reading this post does not create an attorney-client relationship. For personalized guidance, please consult with a licensed Ohio attorney.
