§ 3315. Lien for assessments.
(a) General rule.--The association has a lien on a unit for any assessment levied against that unit or
fines imposed against its unit owner from the time the assessment or fine becomes
due. The association's lien may be foreclosed in like manner as a mortgage on real
estate. A judicial or other sale of the unit in execution of a common element lien
or any other lien shall not affect the lien of a mortgage thereon, except the mortgage
for which the sale is being held, if the mortgage is or shall be prior to all other
liens upon the same property except those liens identified in 42 Pa.C.S. § 8152(a)
(relating to judicial sale as affecting lien of mortgage) and liens for condominium
assessments created under this section. Unless the declaration otherwise provides,
fees, charges, late charges, fines and interest charged pursuant to section 3302(a)(10),
(11) and (12) (relating to powers of unit owners' association) and reasonable costs
and expenses of the association, including legal fees, incurred in connection with
collection of any sums due the association by the unit owner or enforcement of the
provisions of the declaration, bylaws, rules or regulations against the unit owner
are enforceable as assessments under this section. If an assessment is payable in
installments and one or more installments is not paid when due, the entire outstanding
balance of the assessment becomes effective as a lien from the due date of the delinquent
installment.
(b) Priority of lien.--
(1) General rule.--A lien under this section is prior to all other liens and encumbrances on a unit except:
(i) Liens and encumbrances recorded before the recordation of the declaration.
(ii) (A) Mortgages and deeds of trust on the unit securing first mortgage holders and recorded
before the due date of the assessment, if the assessment is not payable in installments,
or the due date of the unpaid installment, if the assessment is payable in installments.
(B) Judgments obtained for obligations secured by mortgages or deeds of trust under clause
(A).
(iii) Liens for real estate taxes and other governmental assessments or charges against
the unit.
(2) Limited nondivestiture.--The association's lien for assessments shall be divested by a judicial sale of the
unit:
(i) As to unpaid common expense assessments made under section 3314(b) (relating to assessments
for common expenses) that come due during the six months immediately preceding the
date of a judicial sale of a unit in an action to enforce collection of a lien against
a unit by a judicial sale, only to the extent that the six months' unpaid assessments
are paid out of the proceeds of the sale.
(ii) As to unpaid common expense assessments made under section 3314(b) other than the
six months assessment referred to in subparagraph (i), in the full amount of these
unpaid assessments, whether or not the proceeds of the judicial sale are adequate
to pay these assessments. To the extent the proceeds of the sale are sufficient to
pay some or all of these additional assessments, after satisfaction in full of the
costs of the judicial sale, and the liens and encumbrances of the types described
in paragraph (1) and the unpaid common expense assessments that come due during the
six-month period described in subparagraph (i), they shall be paid before any remaining
proceeds may be paid to any other claimant, including the prior owner of the unit.
(3) Monetary exemption.--The lien is not subject to the provisions of 42 Pa.C.S. § 8123 (relating to general
monetary exemption).
(c) Notice and perfection of lien.--Subject to the provisions of subsection (b), recording of the declaration constitutes
record notice and perfection of the lien.
(d) Limitation of actions.--A lien for unpaid assessments is extinguished unless proceedings to enforce the lien
or actions or suits to recover sums for which subsection (a) establishes a lien are
instituted within four years after the assessments become payable.
(e) Other remedies preserved.--Nothing in this section shall be construed to prohibit actions or suits to recover
sums for which subsection (a) creates a lien or to prohibit an association from taking
a deed in lieu of foreclosure.
(f) Costs and attorney's fees.--A judgment or decree in any action or suit brought under this section shall include
costs and reasonable attorney's fees for the prevailing party.
(g) Statement of unpaid assessments.--The association shall furnish to a unit owner upon written request a recordable statement
setting forth the amount of unpaid assessments currently levied against his unit and
any credits of surplus in favor of his unit pursuant to section 3313 (relating to
surplus funds). The statement shall be furnished within ten business days after receipt
of the request and is binding on the association, the executive board and every unit
owner.
(h) Application of payments.--Unless the declaration otherwise provides, any payment received by an association
in connection with the lien under this section shall be applied first to any interest
accrued by the association, then to any late fee, then to any costs and reasonable
attorney fees incurred by the association in collection or enforcement and then to
the delinquent assessment. The foregoing shall be applicable notwithstanding any restrictive
endorsement, designation or instructions placed on or accompanying a payment.
(Dec. 18, 1992, P.L.1279, No.168, eff. 45 days; Nov. 30, 2004, P.L.1509, No.191, eff.
60 days; July 4, 2008, P.L.619, No.49, eff. imd.; Apr. 20, 2016, P.L.156, No.21, eff.
60 days)
2016 Amendment. Act 21 amended subsec. (d).
2008 Amendment. Act 49 amended subsec. (b)(2)(i).
2004 Amendment. Act 191 amended subsec. (b) and added subsec. (h).
Cross References. Section 3315 is referred to in section 3102 of this title.
Notes of Decisions
Dobson Park Mgmt., LLC v. Prop. Mgmt., Inc., 203 A.3d 1134 (Pa. Commw. Ct. 2019).
· cites it 5× “68 Pa.C.S. § 3315(a), (b)(1)-(2)(i). Dobson argues that the trial court properly interpreted this section as requiring any unpaid common expense assessments accrued during the six months prior to Dobson purchasing the condominium unit to be paid from the proceeds from the…”
Lucchino v. Commonwealth, 809 A.2d 264 (Pa. 2002).
· cites it 2× “The Commonwealth Court affirmed an award of more than $46,000 in counsel fees for the collection of a $1,700 debt pursuant to Section 3315 of the Uniform Condominium Act, 68 Pa.C.S. § 3315, in Mountain View Condominium Ass'n v.”
Young v. 1200 Buena Vista Condos., 477 B.R. 594 (W.D. Pa. 2012).
· cites it 4× “While Young, the appellant, argues that the Bankruptcy Court erred in concluding that the condominium lien was a security interest and thus was not (partially) avoidable, Buena Vista, the appellee, contends that the Bankruptcy Court was correct in its assessment of the lien.”
The Arches Condo. Ass'n v. L. Robinson, 131 A.3d 122 (Pa. Commw. Ct. 2015).
· cites it 2× “” 68 Pa.C.S. § 3315(f) (emphasis added). Similarly, The Arches’ Declaration authorizes the Association to collect “all expenses of the Executive Board, including reasonable attorneys’ fees, incurred in the collection of the delinquent assessment by legal proceedings or otherwise.”
Mountain View Condo. Ass'n v. Bomersbach, 734 A.2d 468 (Pa. Commw. Ct. 1999).
· cites it 2× “[1] Such authority to collect attorney fees is also provided in Section 3315 of the Uniform Condominium Act (Act), 68 Pa.C.S. § 3315. [2] When Appellant's delinquency reached $1,200.”
Centennial Station Condo. Ass'n v. Schaefer Co. Builders, Inc., 800 A.2d 379 (Pa. Commw. Ct. 2002).
“Section 3315(a) of the Act, as amended, 68 Pa.C.S. § 3315(a), provides that, unless the declaration provides otherwise, reasonable costs of the association, including legal fees incurred in connection with sums due, are enforceable as an assessment against a unit owner.”
Sligh v. North Point I Condo. Ass'n (In re Sligh), 542 B.R. 723 (Bankr. E.D. Pa. 2015).
“Under the plain reading of § 3315(b), the judicial sale is the point in time from which the prior six (6) months’ worth of unpaid common expense assessments that are entitled to super-lien status is measured. In short, under the statute, a judicial sale is a threshold…”
Haverford Hill Condo Assoc. v. M.K. Lekoma (Pa. Commw. Ct. 2021).
· cites it 3× “it is believed that [Lekoma] will continue to fail to make payments for assessments as they come due”; and “[t]he Association has expended and will expend significant legal fees and costs in the collection of the past-due assessments and enforcement of its Declaration, Bylaws,…”
Pier 3 Condo v. Khalil, A. (Pa. Super. Ct. 2025).
· cites it 3× “68 Pa.C.S. § 3315, Lien for Assessments, provides, in relevant part: (a) General rule.”
— 68 Pa. Cons. Stat. § 3315(a) — 11 cases
Dobson Park Mgmt., LLC v. Prop. Mgmt., Inc., 203 A.3d 1134 (Pa. Commw. Ct. 2019).
“68 Pa.C.S. § 3315(a), (b)(1)-(2)(i). Dobson argues that the trial court properly interpreted this section as requiring any unpaid common expense assessments accrued during the six months prior to Dobson purchasing the condominium unit to be paid from the proceeds from the…”
Centennial Station Condo. Ass'n v. Schaefer Co. Builders, Inc., 800 A.2d 379 (Pa. Commw. Ct. 2002).
“Section 3315(a) of the Act, as amended, 68 Pa.C.S. § 3315(a), provides that, unless the declaration provides otherwise, reasonable costs of the association, including legal fees incurred in connection with sums due, are enforceable as an assessment against a unit owner.”
Young v. 1200 Buena Vista Condos., 477 B.R. 594 (W.D. Pa. 2012).
“While Young, the appellant, argues that the Bankruptcy Court erred in concluding that the condominium lien was a security interest and thus was not (partially) avoidable, Buena Vista, the appellee, contends that the Bankruptcy Court was correct in its assessment of the lien.”
— 68 Pa. Cons. Stat. § 3315(b) — 1 case
Sligh v. North Point I Condo. Ass'n (In re Sligh), 542 B.R. 723 (Bankr. E.D. Pa. 2015).
“Under the plain reading of § 3315(b), the judicial sale is the point in time from which the prior six (6) months’ worth of unpaid common expense assessments that are entitled to super-lien status is measured. In short, under the statute, a judicial sale is a threshold…”
— 68 Pa. Cons. Stat. § 3315(b)(1)(ii) — 1 case
— 68 Pa. Cons. Stat. § 3315(b)(2) — 1 case
Dobson Park Mgmt., LLC v. Prop. Mgmt., Inc., 203 A.3d 1134 (Pa. Commw. Ct. 2019).
“68 Pa.C.S. § 3315(a), (b)(1)-(2)(i). Dobson argues that the trial court properly interpreted this section as requiring any unpaid common expense assessments accrued during the six months prior to Dobson purchasing the condominium unit to be paid from the proceeds from the…”
— 68 Pa. Cons. Stat. § 3315(e) — 1 case
Haverford Hill Condo Assoc. v. M.K. Lekoma (Pa. Commw. Ct. 2021).
“it is believed that [Lekoma] will continue to fail to make payments for assessments as they come due”; and “[t]he Association has expended and will expend significant legal fees and costs in the collection of the past-due assessments and enforcement of its Declaration, Bylaws,…”
— 68 Pa. Cons. Stat. § 3315(f) — 3 cases
Dobson Park Mgmt., LLC v. Prop. Mgmt., Inc., 203 A.3d 1134 (Pa. Commw. Ct. 2019).
“68 Pa.C.S. § 3315(a), (b)(1)-(2)(i). Dobson argues that the trial court properly interpreted this section as requiring any unpaid common expense assessments accrued during the six months prior to Dobson purchasing the condominium unit to be paid from the proceeds from the…”
The Arches Condo. Ass'n v. L. Robinson, 131 A.3d 122 (Pa. Commw. Ct. 2015).
“” 68 Pa.C.S. § 3315(f) (emphasis added). Similarly, The Arches’ Declaration authorizes the Association to collect “all expenses of the Executive Board, including reasonable attorneys’ fees, incurred in the collection of the delinquent assessment by legal proceedings or otherwise.”
— 68 Pa. Cons. Stat. § 3315(h) — 1 case
Pier 3 Condo v. Khalil, A. (Pa. Super. Ct. 2025).
“68 Pa.C.S. § 3315, Lien for Assessments, provides, in relevant part: (a) General rule.”
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