Indiana Condo Assessment Lien Calculator — Ind. Code 32-25-6-3 (No Super-Priority; Six-Year SOL Under 34-11-2-9)

How this calculator works

This calculator computes the Indiana condominium and HOA association assessment-lien total under the Indiana Condominium Act and the Indiana Homeowners Association Act, and projects the recovery posture given the senior-mortgage and equity context. Given delinquent assessments, late charges, interest, attorney fees, and costs, plus the first-mortgage balance and market value of the unit, it returns:

1. The total lien amount under Ind. Code 32-25-6-3 — principal plus late charges, interest, attorney fees, and costs.
2. The priority status — JUNIOR to a prior first mortgage of record (the typical scenario, given Indiana has NO super-priority for condominium or HOA assessments), or FIRST IN PRIORITY when no senior mortgage pre-dates the unpaid assessment.
3. The estimated equity in the unit (market value minus the senior mortgage) and the portion of that equity available to the association after the senior mortgage is satisfied.
4. A recovery-probability classification — STRONG, MIXED, or WEAK — based on the relationship between available equity and the total lien amount.

Use the calculator before recording a statement of lien with the county recorder, before instructing counsel to commence judicial foreclosure under Ind. Code 32-29, and during the collection-policy review to decide whether to pursue foreclosure or pivot to a personal money judgment under 32-25-6-3(e).

The calculator implements the math only. The procedural steps that gate enforcement — board action, written demand, statement-of-lien recording, notice to senior lienholders, and the judicial-foreclosure complaint — must be confirmed against the declaration and bylaws and run by Indiana counsel before any consequential filing.

The relevant IC 32-25 / 32-25.5 statute

The Indiana Condominium Act lives at Ind. Code Title 32 Article 25 (32-25-1-1 through 32-25-8.5-7). The Indiana Homeowners Association Act lives at Title 32 Article 25.5 (32-25.5-1-1 through 32-25.5-7-1) and governs non-condominium common-interest communities. Indiana chancery courts often read the Article 25 lien-collection provisions across to HOAs by analogy, but the operative HOA enforcement framework derives primarily from the declaration's lien-grant clause and general contract-law remedies.

32-25-6-3(a) — Establishes the condominium association lien for unpaid assessments, late charges, interest, reasonable attorney fees, and costs. The lien arises automatically when assessments come due — no recording is required for attachment. The recovery scope explicitly includes attorney fees and costs.

32-25-6-3(b) — Perfection requirements. To perfect the lien against subsequent purchasers and encumbrancers, the association must file a STATEMENT OF LIEN in the office of the county recorder where the unit is located. Required content: the description of the unit, the name of the unit owner, and the amount of unpaid assessments and charges. Practitioners typically file once a delinquency has exceeded approximately three months to put senior lenders and future buyers on constructive notice.

32-25-6-3(d) — Judicial enforcement. The lien is enforceable through judicial foreclosure under Ind. Code 32-29 (Mortgage Foreclosure). Indiana does not have a deed-of-trust nonjudicial foreclosure regime analogous to Tennessee, California, or Texas — the judicial-foreclosure path is the standard.

32-25-6-3(e) — Personal money judgment. The association may obtain a personal money judgment against the unit owner for the unpaid amounts in lieu of, or in addition to, foreclosure. This is often the practical recovery path when the unit has no equity above the senior mortgage.

Ind. Code 32-29 — Indiana Mortgage Foreclosure procedure. Judicial foreclosure in the circuit or superior court of the county where the property is located. The procedure runs 12 to 18 months from complaint filing to sheriff sale, including the statutory three-month upset window for the sale.

Ind. Code 34-11-2-9 — Six-year statute of limitations on actions on contract debt. Constrains the action window for older assessments. Each missed monthly assessment is a discrete breach, so the clock runs separately for each payment. Assessments older than six years are time-barred.

Indiana-specific gotchas (NO super-priority, judicial foreclosure default, no CAM licensure)

INDIANA HAS NO SUPER-PRIORITY LIEN FOR CONDOMINIUMS OR HOAs. Unlike the UCIOA-style jurisdictions (DC, Hawaii, Colorado, Nevada, Washington, Connecticut), Indiana's 32-25-6-3 does not give the association any statutory priority over a prior first mortgage of record. The structural consequence: when a senior mortgagee forecloses, the association lien is typically wiped out entirely. This is the single most important fact about Indiana condominium and HOA collection economics and shapes every collection decision.

INDIANA IS JUDICIAL-ONLY FOR HOA / CONDO ASSESSMENT FORECLOSURE. Ind. Code 32-29 (Mortgage Foreclosure) is the operative enforcement path for the association lien. Indiana does not have a deed-of-trust nonjudicial regime analogous to Tennessee (Tenn. Code Ann. 35-5-101 et seq.), California (Cal. Civ. Code 2924), or Texas (Tex. Prop. Code 51.002). A small number of Indiana declarations grant a power of sale to a trustee, but those are rare in Indiana practice. The judicial path typically runs 12 to 18 months from complaint filing to sheriff sale, with the statutory three-month upset window between judgment and sale.

INDIANA DOES NOT FORMALLY LICENSE CAMs. Unlike Florida (Fla. Stat. 468.431 LCAM), Nevada (NRS 116A CAM), and DC (CICM), Indiana has no state-level licensure for community association managers. Indiana common-interest community management is generally performed by unlicensed individuals or by management companies operating under general business and real-estate-broker licenses. The absence of state CAM licensure means Indiana boards bear primary responsibility for collection compliance and cannot rely on a state-regulated CAM intermediary to validate procedural steps.

SIX-YEAR STATUTE OF LIMITATIONS UNDER 34-11-2-9. Indiana imposes a six-year limitations period on actions on contract debt. The clock runs separately for each missed monthly assessment. Practical effect: an association that has not pursued a delinquency for more than six years cannot collect the oldest assessments even though the recorded statement of lien may remain of record. Act on delinquencies within two to three years to preserve the full lien amount; reset the clock with a written acknowledgment or partial payment when possible.

HOA versus CONDOMINIUM enforcement DIFFERS. Indiana has two parallel common-interest community regimes. The Condominium Act at Title 32 Article 25 governs condominium associations and includes the express lien-and-foreclosure framework at 32-25-6-3. The Homeowners Association Act at Title 32 Article 25.5 governs non-condominium common-interest communities but does NOT include an express statutory lien-and-foreclosure framework parallel to 32-25-6-3 — HOA enforcement derives primarily from the declaration's lien-grant clause and general contract-law remedies. Indiana courts often read the condominium lien-collection provisions across to HOAs, but practitioners should confirm the operative lien provisions in the HOA declaration before relying on Article 25 mechanics directly.

ASSOCIATION LIEN PRIORITY IS TIMING-BASED, NOT STATUTORY. Even when first in priority, the Indiana lien does not have super-priority status. The priority is determined by first-in-time, first-in-right under general Indiana real-property law. If a later-recorded senior mortgage exists, the association lien is still junior to it for purposes of foreclosure-sale distribution.

What this calculator does NOT model

The calculator implements the Indiana LIEN AMOUNT and RECOVERY POSTURE math. It does NOT:

• Model the procedural timeline of the Ind. Code 32-29 judicial-foreclosure complaint, service, summary judgment, decree, and sheriff sale (covered separately by the Indiana HOA Foreclosure Timeline Calculator in this cluster).
• Compute the running interest accrual from the missed-assessment date to the reference date. Pass the accrued interest amount as a separate input.
• Validate the form of the statement of lien (county-specific recorder requirements, signature, acknowledgment, recording-fee calculation).
• Determine whether the declaration grants a power of sale. This is a declaration-specific question that must be answered by reading the document; almost all Indiana declarations rely on the judicial-foreclosure path.
• Model the priority analysis between the association lien and a MERS-recorded mortgage assignment or other complex senior-encumbrance structures.
• Model the federal-tax-lien priority interaction (26 U.S.C. 6323 super-priority for federal tax liens recorded before the association statement of lien).
• Validate the six-year statute-of-limitations analysis on a per-assessment basis. Ind. Code 34-11-2-9 runs separately for each missed payment; the calculator reports the lien total without screening out time-barred components.
• Apply the HOA framework at Article 25.5 where it differs from the Article 25 condominium framework.

For any consequential collection action, retain Indiana counsel with Title 32 Article 25 and 32-29 experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

• Indiana Code Title 32 Article 25 (Indiana Condominium Act).
• Ind. Code 32-25-6-3(a) (association lien for unpaid assessments, late charges, interest, reasonable attorney fees, and costs).
• Ind. Code 32-25-6-3(b) (perfection by statement of lien filed with the county recorder).
• Ind. Code 32-25-6-3(d) (judicial enforcement under Ind. Code 32-29 Mortgage Foreclosure).
• Ind. Code 32-25-6-3(e) (personal money judgment).
• Ind. Code 32-29-1 et seq. (Indiana Mortgage Foreclosure procedure).
• Ind. Code 34-11-2-9 (six-year statute of limitations on actions on contract debt).
• Indiana Homeowners Association Act at Title 32 Article 25.5 (non-condominium common-interest community framework).
• Comparative analysis against UCIOA-style super-priority jurisdictions (DC Official Code 42-1903.13(a)(2), HRS 514B-146, CCIOA 38-33.3-316, NRS 116.3116) confirming Indiana is materially weaker on lien priority.
• Indiana State Bar Association Real Estate Section practitioner materials on common-interest community collection.