2026 Annual Meeting
Saturday, October 24, 2026
What to bring, what to ask, and what is proposed.
Meeting details
- Sat, Oct 24, 2026
- 10:00 am
- Recreation area
Confirm the time, place and official agenda with the meeting organizers. No official agenda is published on this site.
What counsel says about the last three annual meetings
Verified HOA disclosure
The Association says its last three annual meetings lacked quorum—and no director elections were held at those meetings.
Counsel discovery response excerpt supplied by homeowner
The Association has not achieved quorum at any of its last three annual meetings so no elections were held. As no official action could be taken and no election was held, there are no ballots or meeting minutes to produce.
Association counsel, discovery response (excerpt supplied by homeowner; full document not linked publicly)
This is the Association’s express account in counsel’s quoted response, supplied by a homeowner—not merely a homeowner allegation. The full correspondence is not independently uploaded or linked here. The excerpt may be corrected after checking the complete correspondence; it does not identify the calendar years of those three meetings. It is not a finding about attendance independently reconstructed from proxy and sign-in records.
Under Bylaws §3.5, member quorum is 25% of eligible membership voting power: 22 of 88 lot votes if all lots are eligible, counting attendance and valid proxies. Annual member-meeting quorum is not Board-meeting quorum: the Board’s separate majority requirement applies to its own meetings. No member elections at those three AGMs does not establish that all directors lack authority. Lawful holdover service or vacancy appointments may apply; original election dates, terms and resolutions are needed to assess each director’s status.
Counsel gives nonquorum as the explanation for having no AGM ballots or member-meeting minutes to produce. That does not establish that a meeting without quorum can have no minutes at all: records of attendance, the quorum determination and adjournment can still be relevant. Separately, the October 20 written discovery response says no responsive Board minutes from January 2023 onward were located after diligent search. These are different disclosures about different records.
Questions residents should ask at Oct 24 AGM
Confirm with organizers. These requests are not an official agenda.
Please provide certified attendance, eligible-vote, proxy and quorum counts for 2024 and 2025, and certify the counts for October 24, 2026. Which three annual meetings does counsel’s response cover?
What were each current director’s original election or appointment dates and terms? Please provide election records, vacancy resolutions and the basis for any holdover service.
Please make the Board minute book and all directors’ signed written consents available for inspection, including email approvals under Bylaws §4.10.
What resolution, adoption minutes or filed unanimous written consent approved the fine schedule, and where can members inspect it?
What administrative records exist for annual meetings without quorum, including attendance, proxy totals, the quorum determination and adjournment?
What plan and timetable will provide a properly noticed director election and restore transparent recordkeeping, with a named custodian and privacy-aware inspection process?
Before any election: confirm notice, quorum and records
The annual notice does not list a director election. That alone does not establish an invalid notice. Review the election analysis and ask the Secretary to certify eligible voting power, attendance and valid proxies, and clarify the election procedure before any vote.
Draft motions (proposals, not adopted)
- Draft 1Restore Director Elections and Open Nominations
- Draft 2Budget Transparency and Independent Financial Audit
- Draft 3Furnish Complete Corporate Records, Rules and Financial Reviews to All Members
- Draft 4Suspend Disputed Fines, Independently Review Enforcement and Adopt Fair Rules
Whether any motion is taken up depends on the meeting's procedure. Nothing here implies a vote will occur.
Questions to bring
Each topic page ends with its own list of questions.