addressing covenant violations

Gloria - entering owner's property has just been very much discussed here lately. You could do a search and recover and read those threads.
Mainly most advised against entering someone else's property without a court order and the sheriff. You risk too much, from bodily harm and/or a lawsuit for damaging some other piece of "valuable" property while you or your contractor are on the property. Even the police will not enter someone's property without their permission, a court order or in an absolute emergency. Harold

Gloria:

I would never suggest entering someone's property to make any repairs, unless the home went into foreclosure and the lawn needed mowing. Throughout that limbo stage of foreclosure until the bank takes Title, we have found it necessary to mow the lawn and bill the bank for it until the home sells again.

However in your situation, I am sure either in your governing documents or Georgia's Planned Community Act, it allows for a Hearing or mediation of some sort to bring the Owner into compliance.

You would need a judgement, a sheriff and a court order to enter a property to make any repairs. I would suggest mediation first.

I found the information below from a law firm in GA. Since I am unfamilar with GA laws, the below states that GA does allow for legal actions. I hope the below from WNCW Law Firm in Atalanta helps:

• Legal Action and Injunctions. If boards of directors are unable to get violators to correct their violations, then Georgia law generally allows boards to bring lawsuits against violators to either compel the violator to comply with the community's legal documents or to enjoin a violation. For example, an association may seek a court order requiring an owner to repair and paint a deteriorated home or to remove an unauthorized addition or modification to the home, or an injunction against leasing a home in violation of a leasing restriction in the community's legal documents.

In all cases, the most effective enforcement starts with communicating with the violator to try to get the violation corrected. If these disputes can be resolved as good neighbors, then the other enforcement remedies become unnecessary. However, this is not always possible. It is important for boards to know that covenants are enforceable and to determine the powers available and appropriate for each situation.

With an understanding of what powers are available under a community's legal documents, it then is important that the board be diligent in enforcing the covenants. Boards of directors must be cautious to enforce covenants in a consistent, non-discriminatory and timely manner to minimize the risk of challenges based on statutes of limitations, selective enforcement or laches. If the association does not take action at its earliest notice, it risks being prohibited from enforcing the covenant at a later time.