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HOA Homefront: Things to consider before installing security cameras

May 1, 2026

Many HOAs inquire about the rules regarding the installation of security-monitoring cameras.

Such cameras may or may not be required by the specific history of a given property, under the rulings by the California Supreme Court decision in Frances T. v. Village Green (1986), Ann M. v. Pacific Plaza Shopping Center (1993) and Pamela W. v. Millsom (1994).

The subject should be discussed with the association’s legal counsel. Whether or not the HOA must install cameras depends on the specific circumstances.

If a board chooses to install monitoring cameras, what considerations might be considered?

As with most decisions, the Business Judgment Rule requires that boards seek competent expert advice on the decision, and such expert advice most likely will come from a security consultant or company. Good managers should be able to refer the HOA to someone who fits that bill.

There are three basic variations on the security camera theme that I am often asked about — live monitored security cameras, recorded monitoring cameras and dummy cameras. Perhaps your HOA security vendor may suggest a fourth alternative.

Of course, the decision will depend on cost, the severity of the problem and the impact of monitoring residents.

Associations with staffed security gates or security offices may have live monitoring of all cameras, but the most common variety of security monitoring I encounter is recorded monitoring, in which cameras are recording events in their field of view, with recordings saved for a given length of time (often 30-60 days).

Camera locations: Care should be taken as to the locations of cameras, to ensure that they do not inadvertently intrude into areas in which privacy is expected, such as private patios, balconies, yards or residence windows or doorways.

Signage: Signage may be necessary at the locations of monitoring cameras or at the property entrances. First, signs should warn of recorded video surveillance, to alert residents that running toward a camera may not immediately bring help. Second, if sound recordings are also made by the cameras, California law may require notification that audio recordings are made at the location along with video recordings. Third, such signs hopefully discourage bad actors from the area.

Recording access: To protect the privacy of residents and avoid misuse of security recordings, the HOA may wish to adopt a policy strictly limiting access to the recordings to only the manager, law enforcement, the HOA’s security vendor, and legal counsel. Such a policy would reassure residents that policies are in place to protect against misuse of the recordings by a volunteer who uses the monitoring as a personal hobby.

Rules: To help assure residents that the HOA is appropriately balancing resident privacy and resident security, a set of written policies regarding monitoring cameras and recordings should be considered. In those policies, residents can be reminded that the cameras are not continuously monitored (if that is the case) and assured that no neighbors have access to the recordings.

The policies could also be adopted as HOA operating rules, using the two-step, 28-day process prescribed by Civil Code 4360. This approach provides additional transparency and protection for members by requiring proposed rule changes to be announced in advance. The rules could also include requirements regarding individual security cameras.

Security and privacy can co-exist — with some careful planning.

Richardson is a fellow of the College of Community Association Lawyers and partner of Richardson Ober LLP, a California law firm known for community association advice. Submit column questions to kelly@roattorneys.com.

Orange County Register

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HOA Homefront: Things to consider before installing security cameras

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