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Renting? What each state's plug-in solar law says about landlords and HOAs

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Short answer

It depends on your state and the date. Right now only Vermont's law limits when a landlord or HOA can say no. Virginia (for landlords with more than 4 units) and Colorado add rules on Jan 1, 2027, and New Jersey on Mar 1, 2027. Everywhere else the law is silent, so your lease and HOA rules decide.

State by state

Every state with a signed plug-in solar law. The landlord and HOA columns are the law's own rules, as we recorded them from the statute, with links to each state's page. "Statute is silent" means the law says nothing on it.

Landlord and HOA rules in each state's plug-in solar law

StateStatusStartsLandlordHOA or condoNotice you give
California Signed, not in force yet No rules Statute is silent. Statute is silent. None set in the law
Colorado Legal From Jan 1, 2027 From Jan 1, 2027: No person may directly or indirectly unreasonably prohibit a device (C.R.S. § 40-2-140(7)(a)); the act doesn't mention landlords or tenants. A property owner may set reasonable restrictions, including prior notice, fire or electrical-overload limits, damage prevention and location (§ 40-2-140(7)(d)). From Jan 1, 2027: A covenant or restriction that unreasonably prohibits or restricts a device is void (C.R.S. § 40-2-140(7)(b)). The device counts as an energy-efficiency measure under the common-interest-community law, and an owner may install it on a limited common element (§ 40-2-140(7)(c); § 38-33.3-106.7). The owner may be required to secure it to their unit, patio, deck or balcony, and may be made responsible for its costs and to indemnify the association (§ 40-2-140(7)(e)). None set in the law
Connecticut Legal No rules Statute is silent. Statute is silent; local ordinances still apply. None set in the law
Maine Legal No rules No landlord-permission rule. If you install on a structure you don't own, you must not compromise it or break building, fire or zoning codes, and must restore it on removal (35-A M.R.S. § 3475(8)). Statute is silent. None set in the law
Maryland Legal No rules Statute is silent. Statute is silent. None set in the law
New Hampshire Signed, not in force yet No rules Statute is silent. Statute is silent. None set in the law
New Jersey Signed, not in force yet From Mar 1, 2027 From Mar 1, 2027: A landlord can't prohibit a tenant who pays the electric bill for the leased premises from using or placing a device there, including a leased balcony or patio, but may set reasonable restrictions on size and placement and may restrict placement elsewhere on the landlord's premises (§ 3(b)). The tenant gives at least 14 days' written notice with documentation that the device qualifies and its proposed location (§ 3(c)), is responsible for damage (§ 3(d)), and may be required to indemnify the landlord for claims from negligent installation, maintenance or use (§ 3(f)). From Mar 1, 2027: An HOA, condo association or co-op can't enforce a rule that prohibits a unit owner or tenant from using or placing a device on the exterior of their premises, but may set reasonable size and placement restrictions (§ 3(e)). The 14 days' written notice also goes to the association (§ 3(c)), which may require indemnity (§ 3(f)). Municipalities can't prohibit use or require a permit, fee or other approval (§ 4). 14 days before installing
Utah Legal No rules Statute is silent. Statute is silent. None set in the law
Vermont Legal Since Jul 1, 2026 Tenant gives at least 10 days' notice. The landlord may respond within 10 days with reasonable restrictions, including requiring the tenant to pay for any electrical work and to hire a licensed electrician. If the landlord doesn't respond within 10 days, the tenant may go ahead. No electrical work without the landlord's permission, and the landlord can't be made to do or pay for it (30 V.S.A. § 256(g)). Deed restrictions and covenants can't prohibit a plug-in device on or attached to a building (27 V.S.A. § 544(a)). The exception for patio railings in condos, co-ops and apartments doesn't apply to plug-in devices (§ 544(c)). Towns can't regulate them by bylaw (24 V.S.A. § 4413(g)). 10 days before installing
Virginia Signed, not in force yet From Jan 1, 2027 From Jan 1, 2027: A landlord who owns more than 4 rental units (or more than a 10% interest in more than 4) can't prohibit a tenant from installing a device on the exterior of the tenant's premises, but may set reasonable restrictions on size, place and manner of placement, and may restrict it elsewhere on the premises. The tenant gives at least 7 days' notice with documentation that the device qualifies and its proposed location. The tenant is liable for damage. Not for units on a ratio utility billing system (RUBS), and no alterations to the premises, wiring or panels without the landlord's express written approval (§ 55.1-1212.1). Not overridden: the law says it doesn't supersede HOA covenants or condo instruments (§ 15.2-2288.7(F)). Localities can't prohibit a device, subject to height, setback and historic-district rules (§ 15.2-2288.7(E)). 7 days before installing

"From" dates mark rules that haven't started yet; they switch on that date. Rules in a signed law that isn't in force yet don't apply until the law does.

If your state's law protects renters

Each step below is in at least one statute; the states that require it are listed after it. Do all of them anyway, because they also make a good written request.

  1. Written notice, with documentation that the kit meets the state's definition (including its certification). New Jersey (from Mar 1, 2027), Virginia (from Jan 1, 2027)
  2. The proposed location for the kit. New Jersey (from Mar 1, 2027), Virginia (from Jan 1, 2027)
  3. The waiting period before you install. New Jersey (from Mar 1, 2027): 14 days; Vermont: 10 days; Virginia (from Jan 1, 2027): 7 days
  4. Accept reasonable rules on size and placement. Colorado (from Jan 1, 2027), New Jersey (from Mar 1, 2027), Vermont, Virginia (from Jan 1, 2027)
  5. No wiring or electrical changes without the landlord's permission. Vermont, Virginia (from Jan 1, 2027)
  6. You're responsible for damage the kit causes. New Jersey (from Mar 1, 2027), Virginia (from Jan 1, 2027)

Not sure a kit qualifies? How to check a kit's certification. Deciding where it goes? Railing, patio or fence: what placement does to your savings.

If your state's law is silent

Then your lease and your HOA's rules decide, and the law gives you no right to install. Ask in writing before you buy, and use the checklist above as a template: what the kit is, its certification, where it would go, and that you'll take it down and repair any damage when you leave.

Catches worth knowing

  • Virginia (from Jan 1, 2027) only covers landlords who own more than 4 rental units, excludes units on a ratio utility billing system (RUBS), and says nothing overrides HOA covenants or condo instruments.
  • New Jersey (from Mar 1, 2027) only protects tenants who pay the electric bill for their own unit.
  • Maine: Above 420 W, the law requires a licensed electrician and a dedicated circuit. In a rental that work is on the landlord's building, so in practice you'll need the landlord involved. Up to 420 W, those two requirements don't apply.

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Renters, landlords and HOAs: questions

Can my landlord stop me from using a plug-in solar kit?

It depends on the state. Colorado (from Jan 1, 2027): No person may directly or indirectly unreasonably prohibit a device (C.R.S. § 40-2-140(7)(a)); the act doesn't mention landlords or tenants. A property owner may set reasonable restrictions, including prior notice, fire or electrical-overload limits, damage prevention and location (§ 40-2-140(7)(d)). New Jersey (from Mar 1, 2027): A landlord can't prohibit a tenant who pays the electric bill for the leased premises from using or placing a device there, including a leased balcony or patio, but may set reasonable restrictions on size and placement and may restrict placement elsewhere on the landlord's premises (§ 3(b)). The tenant gives at least 14 days' written notice with documentation that the device qualifies and its proposed location (§ 3(c)), is responsible for damage (§ 3(d)), and may be required to indemnify the landlord for claims from negligent installation, maintenance or use (§ 3(f)). Vermont: Tenant gives at least 10 days' notice. The landlord may respond within 10 days with reasonable restrictions, including requiring the tenant to pay for any electrical work and to hire a licensed electrician. If the landlord doesn't respond within 10 days, the tenant may go ahead. No electrical work without the landlord's permission, and the landlord can't be made to do or pay for it (30 V.S.A. § 256(g)). Virginia (from Jan 1, 2027): A landlord who owns more than 4 rental units (or more than a 10% interest in more than 4) can't prohibit a tenant from installing a device on the exterior of the tenant's premises, but may set reasonable restrictions on size, place and manner of placement, and may restrict it elsewhere on the premises. The tenant gives at least 7 days' notice with documentation that the device qualifies and its proposed location. The tenant is liable for damage. Not for units on a ratio utility billing system (RUBS), and no alterations to the premises, wiring or panels without the landlord's express written approval (§ 55.1-1212.1). In the other states with a plug-in solar law, the law says nothing about landlords, so your lease decides.

Can an HOA ban balcony solar?

In Colorado (from Jan 1, 2027), New Jersey (from Mar 1, 2027) and Vermont, the law limits HOA and covenant bans. Colorado: A covenant or restriction that unreasonably prohibits or restricts a device is void (C.R.S. § 40-2-140(7)(b)). The device counts as an energy-efficiency measure under the common-interest-community law, and an owner may install it on a limited common element (§ 40-2-140(7)(c); § 38-33.3-106.7). The owner may be required to secure it to their unit, patio, deck or balcony, and may be made responsible for its costs and to indemnify the association (§ 40-2-140(7)(e)). New Jersey: An HOA, condo association or co-op can't enforce a rule that prohibits a unit owner or tenant from using or placing a device on the exterior of their premises, but may set reasonable size and placement restrictions (§ 3(e)). The 14 days' written notice also goes to the association (§ 3(c)), which may require indemnity (§ 3(f)). Municipalities can't prohibit use or require a permit, fee or other approval (§ 4). Vermont: Deed restrictions and covenants can't prohibit a plug-in device on or attached to a building (27 V.S.A. § 544(a)). The exception for patio railings in condos, co-ops and apartments doesn't apply to plug-in devices (§ 544(c)). Towns can't regulate them by bylaw (24 V.S.A. § 4413(g)). Virginia's law says it doesn't override HOA covenants or condo instruments. Elsewhere the law is silent, so your HOA's rules decide.

How much notice do I give my landlord?

Only where the law sets a period: 14 days in New Jersey (from Mar 1, 2027), 10 days in Vermont and 7 days in Virginia (from Jan 1, 2027). In Colorado (from Jan 1, 2027), a property owner may require prior notice, with no set period. Elsewhere the law sets none, so check your lease, and give notice in writing anyway.

Do I need my landlord's permission in Maine?

No landlord-permission rule. If you install on a structure you don't own, you must not compromise it or break building, fire or zoning codes, and must restore it on removal (35-A M.R.S. § 3475(8)). Above 420 W, the law requires a licensed electrician and a dedicated circuit. In a rental that work is on the landlord's building, so in practice you'll need the landlord involved. Up to 420 W, those two requirements don't apply.

Does Virginia's law protect condo owners from HOA rules?

No. The law says it doesn't supersede HOA covenants or condo instruments (§ 15.2-2288.7(F)). Localities can't prohibit a device, subject to height, setback and historic-district rules (§ 15.2-2288.7(E)).

Sources

Each state's landlord and HOA wording was read in the statute itself, and the dates come from each law's effective date. Checked Oct 3, 2026.

General information, not legal advice. Your lease may also matter.