NonFunctionalTurf » Resources Category » Homeowners Associations

Homeowner Association Common Areas

By January 1, 2029, California law will prohibit the use of potable (drinking) water to irrigate nonfunctional turf—lawns that serve no recreational or community purpose— at common areas managed by homeowner associations (HOAs).

The new law provides an opportunity to create attractive new spaces that showcase the beauty of water-wise and native plants, increase curb appeal, and provide a vision for others to follow.

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Inspiring Alternatives

Many HOAs are using the new law as an opportunity to create colorful, sustainable, water-wise landscapes that enhance the aesthetics of their common areas and serve new purposes, as well as helping keep HOA fees lower in the coming years as water rates increase.

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PROJECT SPOTLIGHT

Countrywood HOA

Walnut Creek, CA

Over six years, Countrywood HOA transformed about three acres of nonfunctional lawn into beautiful, flower-filled water-wise landscaping while preserving their suburban forest. What was once a monotone turf landscape is now a vibrant tapestry of flowering native plants and trees, installed in phases, focused on the community’s perimeter plantings.

Before and After

Use the slider to see how Countrywood Homeowners Association transformed nonfunctional turf strips along the sidewalk into a beautiful water-wise landscape.

HOA FAQ

What is Nonfunctional Turf (NFT)?

Nonfunctional lawn refers to an irrigated lawn that is purely decorative and not regularly used for recreation or public gatherings. A general rule of thumb is if the landscaper is the only person who ever walks on the lawn, it's likely nonfunctional.

Why was this law passed?

Drought is a way of life in California, and periods of drought are becoming more frequent and intense as the climate continues to warm. By transforming areas of lawn that serve no purpose into water-wise landscapes, California can save millions of gallons of drinking water a year. This will help strengthen California’s ability to endure future droughts and protect this precious resource, so that it’s always available when you need it.

What is the deadline for compliance for HOA Common Areas?

Common areas managed by Homeowner Associations (HOAs) must stop irrigating nonfunctional turf with potable water by January 1, 2029.

Does the new law require ALL lawn at HOAs to be replaced?

No. The law does not apply to individual residential properties or to lawn areas used for recreation or community events.

How much are the fines?

Failure to comply with AB 1572’s nonfunctional lawn irrigation restrictions can result in civil penalties of up to $1,000 per day (California Water Code §1846). Enforcement specifics may vary; please get in touch with your local water provider for details.

If a residential front lawn is managed by an HOA, is it subject to AB 1572?

No. AB 1572 does not apply to the residential properties within an HOA, only the "common areas." AB 1572 contains the following definition for "common areas": “Common area” means that portion of a common interest development or of a property owned or managed by a homeowners’ association or a community service organization or similar entity that is not assigned or allocated to the exclusive use of the occupants of an individual dwelling unit within the property." Please consult with your local water provider if more clarification is required.