HOA Problems in Assisted Living: What You Need to Know Before You Launch

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Starting an assisted living facility is a smart move—but if your property is in an HOA (Homeowners Association), you might run into a few challenges.

This guide walks you through exactly how to deal with HOAs, talk to your neighbors, and protect your right to operate your business.

Let’s jump in! 🏡

Check out this video, too:

Why HOAs Matter in Assisted Living

An HOA helps keep a neighborhood looking good—but they also enforce rules. These rules are written in a document called CC&Rs (Covenants, Conditions & Restrictions).

Here’s what you might run into when reviewing the CC&Rs:
✅ Limits on running a business from home
✅ Parking rules that could affect staff and visitors
✅ Pushback from neighbors who don’t understand assisted living

Even with these issues, you may still be able to move forward with setting up your assisted living business with the right plan.

Step 1: Read the CC&Rs Like a Lawyer

The CC&Rs are the HOA’s rulebook—and you need to know what’s in there.

🧠 Pro Tip: Print it off. Highlight the areas where something could become an issue.

📌 Look for phrases like:

“No business operations in residential homes”
“Limitations on number of vehicles parked”
“Restrictions on signage or modifications”

💡 Not sure what something means? Paste the document into ChatGPT (or another AI tool) and ask, “Are there any rules in here that would stop me from running an assisted living home?”

Step 2: Understand Zoning Laws First

Before you even talk to the HOA, check your city zoning rules.

🏙️ Zoning is really the things that can shutdown you ability to launch your assisted living business. You may be able to rezone, but zoning can say "you cannot do that here," and there's not much you'll be able to do about it at that point.

✅ Make sure your property is in a zone that allows residential assisted living
✅ If not, see if rezoning or a special use permit is possible

💡 Our ProfitPath Tool can help you figure out if your property is the right fit—before you waste time or money.

Step 3: Talk to the HOA Early (and Confidently)

Don’t surprise the HOA board with the idea of assisted living. Instead, approach them early—with confidence.

Use assumptive language. Tell them, "This is what we’re doing. We’ve reviewed zoning, and here’s how it works."

🎯 Your goal is to:

Show you’ve done your homework
Reassure them about the impact on the neighborhood
Build trust and reduce friction

💡 Reminder: HOAs can’t legally block you due to the Fair Housing Act—but they can still make the process harder if you’re not proactive.

Step 4: Win Over the Neighbors with Education

Here’s the truth: most HOA complaints come from neighbors—not the board.

Neighbors who don’t want assisted living may go to complain to the HOA. It’s often because of education. They just don’t understand what you’re trying to do.

📣 Educate them:
✅ Host a meet-and-greet or info session
✅ Explain how quiet and well-maintained the home will be
✅ Reassure them there won’t be traffic or ambulances at the house every day (a common complaint people think they might have when they hear about assisted living)

💡 Want support with this? Our ALI Basics Community can help you get answers to questions around dealing with people in your neighborhood.

Step 5: Know Your Rights Under Federal Law

Even if your HOA pushes back, federal law is on your side.

The Fair Housing Act protects housing for seniors and those with disabilities. That means your residential assisted living facility is considered a protected use.

HOAs can’t stop you. They can be a headache, but you can push through if you're committed.

⚖️ If needed, hire a real estate attorney who understands assisted living to help you push forward legally and respectfully.

Next Steps: Turn HOA Problems Into Progress 🚀

Want to start your assisted living business in the next 12 months—even in an HOA?

✅ Step 1: Download our free Business Plan Checklist
✅ Step 2: Apply for the ALI Mastermind Program
✅ Step 3: Join the ALI Basics Community to ask questions, get support, and meet future partners

Got questions about HOA issues? Drop them in the comments below! ⬇️

We’ve helped hundreds of students get approved—and we can help you too.

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