Louisiana Condominium Assessment Privilege Calculator — Subordinate Privilege, 10-Year Prescription (LSA-R.S. 9:1123.115 / LSA-C.C. art. 3499)

Compute the total assessment privilege, the rank position relative to the conventional mortgage, and the projected recovery band for a Louisiana condominium assessment claim under the Louisiana Condominium Act (LSA-R.S. 9:1121.101 et seq.). Louisiana is the only US state on a civil-law (Code Napoleon) legal tradition; the assessment claim is a civil-law PRIVILEGE rather than a common-law LIEN. LSA-R.S. 9:1123.115 creates a statutory privilege that attaches automatically but is SUBORDINATE to any conventional mortgage recorded before the privilege attached. There is NO UCIOA-style super-priority window. Models the 10-year liberative prescription on assessment claims under LSA-C.C. art. 3499, equity-based recovery heuristics, and executory-process enforcement dynamics under LSA-C.C.P. art. 2631 et seq.

Calculator

Adjust the inputs below; the result updates instantly.

Delinquency

Total delinquent assessments

Late charges accrued

Interest accrued

Charges

Reasonable attorneys' fees

Costs of collection

Rank

Conventional-mortgage balance currently owed

Conventional mortgage recorded before the privilege attachedWhether the conventional mortgage was recorded BEFORE the association assessment privilege attached. The predominant Louisiana scenario is YES (the conventional mortgage was recorded at unit purchase, often decades before any assessment delinquency). If the conventional mortgage was recorded after the privilege attached, the association privilege is SENIOR.

Recovery

Property fair-market value (optional)

Amount paid to date on the delinquency

Prescription

First delinquent assessment date (ISO YYYY-MM-DD, optional)

ISO date the FIRST delinquent assessment in the balance became due. Used to flag the 10-year liberative prescription under LSA-C.C. art. 3499. Leave blank to skip the prescription check.

Reference date for prescription countdown (ISO YYYY-MM-DD)

ISO date used as "today" for the liberative-prescription calculation. Defaults to today if blank.

Verdict

Total association privilege $10080.00 (assessments $4200.00 + late charges/interest/fees/costs $5880.00). Rank: SUBORDINATE to the prior recorded conventional mortgage (Louisiana civil-law privilege ranks by recordation; LSA-R.S. 9:1123.115 has NO UCIOA-style super-priority). Projected recovery band: HIGH based on estimated equity $45000.00.

Total privilege (gross): $10,080.00
Assessments component: $4,200.00
Late charges + interest + fees + costs: $5,880.00
Rank status: SUBORDINATE — junior to the prior recorded conventional mortgage (LSA-R.S. 9:1123.115 has no super-priority)
Estimated equity (property value - conventional mortgage): $45,000.00
Projected recovery band: HIGH — equity supports full recovery
Liberative-prescription status: WITHIN WINDOW — 2.37 year(s) elapsed (LSA-C.C. art. 3499 10-year prescription)
Summary: Louisiana condominium assessment-privilege analysis under the Louisiana Condominium Act (LSA-R.S. 9:1121.101 et seq.). Louisiana is the only US state on a civil-law (Code Napoleon) legal tradition; the assessment claim is a civil-law PRIVILEGE rather than a common-law LIEN. LSA-R.S. 9:1123.115 creates a statutory association privilege that attaches automatically when each assessment becomes due but is SUBORDINATE to any conventional mortgage recorded before the privilege attached. There is NO super-priority window of any length. Recording in the conveyance records of the parish preserves rank against subsequent third parties under the Louisiana public-records doctrine (LSA-C.C. art. 3338). Privilege components: assessments $4200.00; late charges + interest + attorneys' fees + costs $5880.00. Total privilege gross $10080.00; payments to date $0.00; total privilege net $10080.00. Rank: SUBORDINATE TO PRIOR MORTGAGE. Conventional mortgage balance $165000.00; property value $210000.00; estimated equity $45000.00. Projected recovery band: HIGH. Prescription check: first delinquent assessment dated 2024-01-01; 2.37 year(s) elapsed. LSA-C.C. art. 3499 10-year liberative prescription on personal actions — within the 10-year window. Regime check: Louisiana uses civil-law executory process under LSA-C.C.P. art. 2631 et seq. when the declaration confesses judgment, otherwise ordinary process and judicial seizure-and-sale through the parish sheriff. Either pathway is JUDICIAL — Louisiana does not authorize nonjudicial foreclosure. The general rule is NO statutory post-sale redemption period (unlike Kentucky's KRS § 426.530 conditional redemption or Maine's 90-day flat redemption). Louisiana does not formally license community association managers at the state level; the Condominium Act compliance work falls to the association attorney and the managing agent under contract. Verdict: Total association privilege $10080.00 (assessments $4200.00 + late charges/interest/fees/costs $5880.00). Rank: SUBORDINATE to the prior recorded conventional mortgage (Louisiana civil-law privilege ranks by recordation; LSA-R.S. 9:1123.115 has NO UCIOA-style super-priority). Projected recovery band: HIGH based on estimated equity $45000.00.

Tools to go with this

Need a Louisiana condominium demand-letter template or an assessment-privilege recording packet?

Fennec Press's Louisiana condominium enforcement bundle includes the LSA-R.S. 9:1123.115 demand-letter template with civil-law privilege citations, the parish conveyance-records privilege-recording packet, the declaration and bylaws review checklist for late-charge and interest authority, the 10-year liberative-prescription aging worksheet under LSA-C.C. art. 3499, and the executory-process preparation checklist under LSA-C.C.P. art. 2631+.

Open Fennec Press Louisiana condominium bundle→

Fennec Press is our sister site. Outbound link is UTM-tagged and disclosed.

Published by

The Fennec Lab Editorial Team

Statute-cited · Unit-tested

Reviewed against: Louisiana Condominium Act LSA-R.S. 9:1121.101 et seq. (Louisiana condominium statutory framework on a civil-law (Code Napoleon) legal tradition); LSA-R.S. 9:1123.115 (statutory association assessment privilege attaching automatically when each assessment becomes due; SUBORDINATE to any prior recorded conventional mortgage under Louisiana civil-law privilege rank rules; no UCIOA-style super-priority window); LSA-R.S. 9:1122.105 (declaration amendment procedure); LSA-C.C. art. 3338 (Louisiana public-records doctrine controlling rank against subsequent third parties); LSA-C.C. art. 3499 (10-year residual liberative prescription on personal actions, controls unpaid assessment recovery); LSA-C.C.P. art. 2631 et seq. (executory process — civil-law judicial seizure-and-sale where the declaration confesses judgment); LSA-C.C. art. 3186 (privileges generally)

Last reviewed: 2026-05-17

How this calculator works

This is a privilege-amount and rank-status calculator for a Louisiana condominium assessment claim under the Louisiana Condominium Act. Given the delinquent assessments, late charges, interest, attorneys fees, costs, optional conventional-mortgage balance and property value, payments to date, and an optional first-delinquent-assessment date, it returns:

The total privilege amount (gross and net of payments) plus a sub-breakdown by component.
The rank position of the association privilege relative to other encumbrances on the unit (subordinate to a prior recorded conventional mortgage, senior to a junior-recorded mortgage, or sole encumbrance).
An equity estimate and a recovery-probability band keyed to the equity above the conventional mortgage.
A liberative-prescription status flag against the 10-year residual prescription under LSA-C.C. art. 3499.
A plain-language verdict and a multi-line summary for the collection file.

Use the calculator at the demand-letter stage to set expectations, at the privilege-recording stage to confirm the recoverable balance, and at the executory-process stage to brief counsel on the likely recovery range.

The relevant LSA-R.S. 9:1121 statute

Louisiana is the only US state on a civil-law (Code Napoleon) legal tradition. The Louisiana Condominium Act lives at LSA-R.S. 9:1121.101 et seq. and follows the civil-law privilege framework rather than the common-law lien framework used by every other US state.

LSA-R.S. 9:1123.115 — Creates the statutory association assessment privilege attaching automatically when each assessment becomes due. The privilege is enforced through executory process or ordinary process; rank against subsequent third parties is preserved by recording in the conveyance records of the parish where the property is located.

LSA-C.C. art. 3186 — Defines privileges generally as rights granted by law to particular creditors that rank ahead of general creditors based on the nature of the claim. Privileges are creatures of statute; common-law liens are not recognized in Louisiana.

LSA-C.C. art. 3338 — The Louisiana public-records doctrine. Third-party rights are determined by what is recorded in the parish conveyance and mortgage records. Recordation date controls rank as among privileges, mortgages, and other recorded encumbrances.

LSA-C.C. art. 3499 — The 10-year residual liberative prescription on personal actions. Louisiana practice treats unpaid-assessment claims as personal actions governed by this 10-year period from the date each assessment becomes due.

LSA-C.C.P. art. 2631 et seq. — Executory process. The civil-law judicial seizure-and-sale procedure available when the underlying act of mortgage (or declaration) confesses judgment in authentic form. Materially faster than ordinary process.

Louisiana civil-law gotchas (executory process unique among US states, civil-law privilege vs common-law lien terminology, no statutory post-sale redemption)

CIVIL-LAW PRIVILEGE vs COMMON-LAW LIEN. Louisiana uses civil-law PRIVILEGES rather than common-law LIENS for secured creditor relationships. The substantive rank result is similar in most cases (recorded encumbrances rank by recordation date), but the terminology and the doctrinal framework differ. Louisiana counsel will speak in privilege language. Louisiana cases discuss privilege rank under LSA-C.C. art. 3186 et seq. Practitioners moving from common-law states must adjust to the privilege vocabulary even though the practical rank analysis often produces familiar results.

EXECUTORY PROCESS IS UNIQUE AMONG US STATES. Louisiana uses executory process under LSA-C.C.P. art. 2631 et seq. as a streamlined civil-law judicial seizure-and-sale procedure. When the underlying act of mortgage (or condominium declaration) confesses judgment in authentic form, the creditor files a petition for executory process and the court issues an order directing the sheriff to seize and sell the property without the answer-period delays of ordinary process. No other US state has an analogous procedure. The end-to-end timeline runs 4-7 months in Louisiana for an executory-process matter — materially faster than common-law judicial-foreclosure states.

NO SUPER-PRIORITY UNDER LSA-R.S. 9:1123.115. Louisiana did NOT adopt UCIOA and the Condominium Act does not include a UCIOA-style super-priority window. The association privilege ranks behind any conventional mortgage recorded BEFORE the privilege attached under standard civil-law privilege rank rules. UCIOA peers (Maine, Delaware, Vermont, Rhode Island, Connecticut, Minnesota, Colorado, Washington) all offer at least a six-month super-priority. Practitioners moving from UCIOA states routinely overestimate Louisiana recovery potential.

NO STATUTORY POST-SALE REDEMPTION FOR EXECUTORY-PROCESS SALES. The general Louisiana rule is NO statutory post-sale redemption period for sheriff sales under executory process. Once the sheriff sells the property and the sale is recorded, title vests in the purchaser. This is structurally different from Kentucky's KRS § 426.530 conditional 1-year redemption when sale brings less than 2/3 of appraised value, Minnesota's 180-day flat redemption under Minn. Stat. § 580.23, and Maine's 90-day post-judgment redemption under 14 M.R.S. § 6322. The Louisiana no-redemption rule accelerates clean title for the foreclosure-sale purchaser and accelerates the association's collection cycle.

10-YEAR LIBERATIVE PRESCRIPTION IS LONGER THAN MOST STATES. Louisiana's 10-year residual liberative prescription on personal actions under LSA-C.C. art. 3499 is materially LONGER than the 3-6 year contract-claim periods in most common-law states (Kentucky 5 years under KRS § 413.120; Texas 4 years; Florida 5 years; California 4 years). The longer Louisiana prescription period preserves stale assessments longer but does not change the practical recovery analysis when the property has limited equity above the conventional mortgage.

LOUISIANA DOES NOT LICENSE COMMUNITY ASSOCIATION MANAGERS. Florida (LCAM), Illinois (CAM), Nevada (CAM), and Virginia (CIC manager) all require state licensure of CAMs. Louisiana does not. The compliance work falls to the association attorney and the managing agent under contract. The civil-law executory-process pathway under LSA-C.C.P. art. 2631+ requires specific Louisiana procedural expertise. Industry associations (Community Associations Institute Louisiana chapter) offer professional designations (CMCA, AMS, PCAM) on a voluntary basis but they are not state licenses.

THE DECLARATION MUST CONFESS JUDGMENT IN AUTHENTIC FORM FOR EXECUTORY PROCESS. Executory process under LSA-C.C.P. art. 2721 requires the underlying instrument to confess judgment in authentic form (act before a Louisiana notary with two witnesses). Many older Louisiana condominium declarations do not include the confession-of-judgment language; for those associations the enforcement pathway is ordinary process, which extends the timeline to 9-15 months and tracks more closely to common-law judicial-foreclosure states. Confirm the declaration language with Louisiana counsel before electing the enforcement pathway.

PARISH CONVEYANCE RECORDS ARE THE SOURCE OF RANK. Louisiana privilege rank is determined by recordation date in the parish conveyance records under LSA-C.C. art. 3338 (the Louisiana public-records doctrine). Each Louisiana parish maintains its own conveyance and mortgage records. Practitioners must record the privilege in the correct parish; recording in the wrong parish does not preserve rank against third parties acting in good-faith reliance on the correct parish records.

NO SUPER-PRIORITY EVEN FOR ASSOCIATION FEES INCURRED AFTER MORTGAGE RECORDATION. Some practitioners from UCIOA states assume that assessments levied AFTER the mortgage was recorded still gain super-priority status. They do not in Louisiana. The 9:1123.115 privilege ranks by privilege-attachment date, and the privilege attaches when each assessment becomes due. A conventional mortgage recorded in 2010 outranks every association assessment privilege that has ever attached or will ever attach against that unit so long as the mortgage remains the senior recorded encumbrance.

What this calculator does NOT model

The calculator implements the Louisiana civil-law privilege AMOUNT and RANK math. It does NOT:

Validate the declaration confession-of-judgment language required for executory process under LSA-C.C.P. art. 2721 — confirm with Louisiana counsel before electing the enforcement pathway.
Compute the Louisiana usury cap analysis on the interest component — Louisiana usury rules apply but are fact-specific.
Model parish-specific sheriff sale procedures, advertising requirements, or fee schedules — Orleans, Jefferson, East Baton Rouge, Caddo, Lafayette, St. Tammany, and the other Louisiana parishes each have local sheriff sale procedures.
Validate compliance with the Louisiana public-records doctrine recording requirements — confirm the privilege was recorded in the correct parish conveyance records under LSA-C.C. art. 3338.
Cover non-condominium common-interest communities (Louisiana Homeowners Association Act at LSA-R.S. 9:1141.1 et seq. governs HOAs and follows a different but related civil-law privilege framework).
Cover tax-sale procedure under LSA-R.S. 47:2241+ which has its own 3-year redemption period and is distinct from condominium-privilege enforcement.

For any consequential collection decision, retain Louisiana counsel with Condominium Act and executory-process experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

LSA-R.S. 9:1121.101 et seq. — Louisiana Condominium Act.
LSA-R.S. 9:1123.115 — statutory association assessment privilege.
LSA-C.C. art. 3186 — civil-law privileges generally.
LSA-C.C. art. 3338 — Louisiana public-records doctrine.
LSA-C.C. art. 3499 — 10-year residual liberative prescription on personal actions.
LSA-C.C.P. art. 2631 et seq. — executory process.
LSA-C.C.P. art. 2721 — petition for executory process and confession-of-judgment requirement.
Community Associations Institute Louisiana chapter practitioner materials on Louisiana Condominium Act enforcement.

No. Louisiana did NOT adopt the Uniform Common Interest Ownership Act. The Louisiana Condominium Act at LSA-R.S. 9:1121.101 et seq. follows a civil-law (Code Napoleon) framework rather than the common-law model adopted by UCIOA. Under LSA-R.S. 9:1123.115, the association privilege attaches automatically when each assessment becomes due, but the privilege is SUBORDINATE to any conventional mortgage recorded BEFORE the privilege attached. There is no six-month or twelve-month super-priority window over the conventional mortgage. This is materially different from UCIOA peers (Delaware, Vermont, Rhode Island, Maine, Washington, Colorado, Connecticut, Minnesota) which all offer at least a six-month super-priority position under their UCIOA-derived statutes. Practitioners coming from UCIOA states routinely overestimate Louisiana's recovery potential by assuming a super-priority window applies.

Louisiana is the only US state on a civil-law (Code Napoleon) tradition. The Louisiana Civil Code uses PRIVILEGES (LSA-C.C. art. 3186 et seq.) rather than common-law LIENS for secured creditor relationships. A privilege is a creature of statute that ranks particular claims ahead of general creditors based on the nature of the claim. A common-law lien is judge-made and ranks based on equitable principles. Practically, the rank rules differ — Louisiana privileges rank by the Louisiana public-records doctrine under LSA-C.C. art. 3338 (recordation date controls), while common-law liens may rank by attachment date or by equitable priority depending on the state. For the condominium practitioner, the terminology matters because Louisiana counsel will use privilege language and Louisiana cases discuss privilege rank; the substantive analysis still turns on recordation date and prior recorded mortgages.

Under LSA-R.S. 9:1123.115 the privilege arises AUTOMATICALLY when each assessment becomes due — no recording is required to create the privilege against the unit owner. However, recording the privilege in the conveyance records of the parish where the property is located (Orleans, Jefferson, East Baton Rouge, Caddo, Lafayette, St. Tammany, and so on) preserves rank against subsequent third parties who take without actual notice under the Louisiana public-records doctrine codified at LSA-C.C. art. 3338. Most Louisiana condominium collection counsel record the privilege within 30 to 60 days of the delinquency aging beyond three months. The recording also creates a public record that lenders use to evaluate refinancing applications, often prompting payoff.

LSA-C.C. art. 3499 imposes a 10-year residual liberative prescription on personal actions. Louisiana practice treats unpaid-assessment obligations as personal actions governed by this 10-year period, measured from the date each individual assessment became due. The practical effect: in an aged delinquency, only the assessments that became due within the past ten years remain recoverable; older assessments may be prescribed even though the privilege theoretically continues to attach. This is materially LONGER than Kentucky's 5-year statute of limitations under KRS § 413.120 and longer than the 3-6 year contract-claim periods in most common-law states. Refresh the aging analysis before filing suit and confirm with Louisiana counsel which assessments remain within the prescription period.

No. Louisiana does NOT formally license community association managers at the state level. Florida (LCAM), Illinois (CAM), Nevada (CAM), and Virginia (CIC manager) all require state licensure of CAMs. Louisiana does not. The practical consequence is that the Louisiana Condominium Act compliance work falls to the association attorney and the managing agent under contract, without a state-licensed CAM as an intermediate quality-control layer. Boards in Louisiana condominium projects should expect to engage the association attorney earlier in the delinquency cycle than in states with licensed CAMs — and the civil-law executory-process pathway under LSA-C.C.P. art. 2631+ requires specific Louisiana procedural expertise. Industry associations (Community Associations Institute Louisiana chapter) offer professional designations (CMCA, AMS, PCAM) on a voluntary basis but they are not state licenses.

Sale proceeds at a Louisiana sheriff's sale under executory process distribute by Louisiana privilege rank under the public-records doctrine. First: ad valorem property taxes and other governmental charges (always senior under LSA-C.C. art. 3186 and Louisiana fiscal statutes). Second: any privileges or mortgages recorded BEFORE the conventional mortgage (rare). Third: the conventional mortgage balance. Fourth: the association assessment privilege (because the conventional mortgage was almost always recorded before the assessment privilege attached under LSA-R.S. 9:1123.115). Fifth: junior mortgages and other recorded privileges in rank order. Surplus, if any, to the unit owner. The practical reality: in most Louisiana condominium foreclosures the conventional mortgage is the senior encumbrance and the association recovery depends entirely on equity above the conventional mortgage at the sheriff's sale. When the property is underwater, association recovery is often minimal.

Practical Louisiana practice typically sends a demand letter once the delinquency reaches two to three months, records the privilege at three to six months, and files the executory-process petition at month six to nine depending on the recovery analysis. Because Louisiana executory process under LSA-C.C.P. art. 2631+ is materially faster than ordinary process (no answer period — the petition proceeds directly to seizure-and-sale on the strength of the confession of judgment in the act of mortgage or declaration), the end-to-end timeline from petition to sheriff's sale typically runs 4 to 7 months in Louisiana — faster than the common-law judicial-foreclosure peers. Always consult Louisiana counsel before initiating — executory process requires that the declaration (or recorded act of mortgage) contain a confession of judgment in authentic form; absent that, the association proceeds via ordinary process and the timeline extends to 9-15 months.

The general rule for Louisiana sheriff sales under executory process is NO statutory post-sale redemption. Once the sheriff sells the property and the sale is recorded, title vests in the purchaser subject to senior encumbrances and free of junior encumbrances. This is structurally different from Kentucky (KRS § 426.530 conditional 1-year redemption when sale brings less than 2/3 of appraised value), Minnesota (Minn. Stat. § 580.23 flat 6-month redemption), and Maine (14 M.R.S. § 6322 flat 90-day post-judgment redemption). The Louisiana no-redemption rule makes the sheriff sale title clean immediately and accelerates the foreclosure-sale purchaser's ability to resell or finance. Tax sales under separate Louisiana fiscal statutes (LSA-R.S. 47:2241+) DO have a 3-year redemption period for the prior owner, but tax sale procedure is distinct from condominium assessment privilege enforcement.

Louisiana's CIVIL-LAW PRIVILEGE regime under LSA-R.S. 9:1123.115 differs sharply from the common-law lien regimes used by every other US state. The substantive rank result is similar to Kentucky's no-super-priority regime under KRS § 381.860 and to Texas Tex. Prop. Code § 209.0094, but the procedural pathway via executory process under LSA-C.C.P. art. 2631+ is materially faster than judicial foreclosure in common-law states. Louisiana 4-7 months executory process vs Kentucky 9-15 months judicial (no redemption) vs Maine 12-18 months judicial vs Florida 6-12 months judicial vs Rhode Island 4-6 months nonjudicial. The lack of post-sale redemption in Louisiana (unlike Kentucky's 2/3-of-appraisal rule or Minnesota's 6-month flat) further accelerates clean title.

Yes, if the declaration and bylaws authorize fee recovery. LSA-R.S. 9:1123.115 does not statutorily grant attorneys-fee recovery but does not prohibit contractual recovery either. Most Louisiana condominium declarations include fee-shifting provisions that authorize the association to recover reasonable attorneys' fees and costs of collection from the delinquent owner. The fees share the same SUBORDINATE rank position as the underlying assessments under LSA-R.S. 9:1123.115. Typical Louisiana condominium executory-process attorneys' fees range $3,500 to $9,000 depending on whether the matter proceeds purely on executory process or transitions to ordinary process. The faster executory-process timeline tends to keep fees lower than judicial-foreclosure peers like Kentucky.

Resources

Links marked sponsoredmay earn The Fennec Lab a commission. They do not affect the calculator's output. See disclosures.

Louisiana Revised Statutes — LSA-R.S. 9:1121.101 et seq. (Condominium Act) — LSA-R.S. 9:1121.101 et seq. — Louisiana Condominium Act
Louisiana Revised Statutes — LSA-R.S. 9:1123.115 (privilege) — LSA-R.S. 9:1123.115 — statutory association assessment privilege
Louisiana Civil Code — LSA-C.C. art. 3499 (10-year prescription) — LSA-C.C. art. 3499 — 10-year residual liberative prescription on personal actions
Louisiana Code of Civil Procedure — LSA-C.C.P. art. 2631 (executory process) — LSA-C.C.P. art. 2631 et seq. — executory process (civil-law judicial seizure-and-sale)