Odor complaints in HOA-governed communities present unique challenges — the source may be in a private unit, the impact is on common areas and neighboring residents, and the authority to act is governed by CC&Rs.

Common HOA Odor Scenarios

• Unit-to-unit odor migration through shared walls, floors, or ceilings
• Common area odors in hallways, elevators, lobbies, or laundry rooms
• Trash or dumpster area odors from improper waste disposal
• Abandoned unit odors from long-term vacancy developing mildew

Handling Unit-to-Unit Odor Complaints

• Document the complaint in writing and acknowledge receipt
• Inspect the complaining unit to verify and characterize the odor
• Send a formal notice to the source unit owner referencing the nuisance provision in the CC&Rs
• Allow reasonable time for the owner to address the issue
• Follow up with inspection and if unresolved pursue enforcement through the CC&R violation process

HOA Vendor Requirements

HOAs in Orange County typically require vendors to carry general liability insurance at specified limits commonly $1M per occurrence, provide a COI naming the HOA as additional insured, and provide written documentation of work completed. OC Refresh meets all standard HOA vendor requirements and can provide COI naming your association as additional insured same-day. Contact us at (949) 354-4313.