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TimB4 (Tennessee)
Posts: 21,059
Posted:
My Association has had several amendments to the governing documents over the past few years. The Board would like to republish these documents showing the actual changes rather then listing each amendment (example: Just changing the word rather then printing an amendment that says - Amendment 1 That in Article IV, section 2, line 1, remove the word shall and replace it with may).

In VA, a restatement of the document is considered a replacement document and would require membership vote. We don't need this, we just want to publish an owners manual with the current approved documents but make it easier to read.

So would I publish the documents titled "as amended" or just "document name"

Has anyone done this that can offer advise?

Thanks

Tim
PeterB1 (Florida)
Posts: 257
Posted:
We did exactly what you are proposing. When we were done we explained on th ecover page that the changes were incorporated - but, this was no longer the 'official, legal' copy. Each page (the footer) is marked 'not an official copy.'

Keeps us out of trouble.
SusanW1 (Michigan)
Posts: 5,202
Posted:
Changing shall into may IS a major change.

There is a method of showing how to show proposed changes in bylaws in order to pass amendments.

It involves putting strike marks in what is to be taken out and italzing or underlining what will be inserted. (I'll see if I can find it on the web.)
SusanW1 (Michigan)
Posts: 5,202
Posted:
This is not what I mean, but is a start . . .

Sample Proposals

Example #1

Article and Title: Article III, Section 2 Officers

Currently Reads As: “The officers of this Association shall consist of a President, a First Vice President, a Second Vice President, a Third Vice President, a Secretary, and a Treasurer.”

Proposed Amendment: Delete “a Third Vice President”

Rationale: To reduce the number of Board officers.

Example #2

Article and Title: Article V, Section I Board of Directors

Currently Reads As: “The Board of Directors shall meet four times a year.”

Proposed Amendment: Change “four times a year” to “six times a year”

Rationale: Increase the number of meetings to facilitate Board decision making.

Example #3

Article and Title: Article V Board of Directors

Currently Reads As: N/A

Proposed Amendment: Add a new section to Article V, “The Board of Directors shall serve no more than three consecutive terms.”

Rationale: Require term limits for elected Board members.

DavidW5 (North Carolina)
Posts: 565
Posted:
Quote:
Posted By TimB4

In VA, a restatement of the document is considered a replacement document and would require membership vote. We don't need this, we just want to publish an owners manual with the current approved documents but make it easier to read.

Tim

Tim,

We have recently completed transition from declarant to homeowner control and are looking into a similar clean up of our governing documents.

Can you provide a citation that is the basis of your statement that this would require a membership vote in Va.? Thanks.

Dave
SusanW1 (Michigan)
Posts: 5,202
Posted:
Another WEB source says:

In writing a resolve for a Bylaws amendment, be sure to specify an Article number as well as the Section to be amended. Show the current language with changes indicated as follows: new language should be bolded, and language to be deleted should be lined through (strike through).
MaryA1 (Arizona)
Posts: 7,043
Posted:
Tim,

It sounds like what Peter's assn did may work for yours. However, I would make certain any new owner receives a copy of the original CCRs plus all the amendments together with the owner's manual. The owner's manual should not take the place of the original documents if the BOD does not want to restate the document IAW VA law.
RichardP13 (California)
Posts: 1,767
Posted:
Tim,

Not sure if this is what you're looking for. I've have attached a link to an Association in California that "re-typed, easier to read version". It sounds like you just want to put the original and any amendments voted and approved by the membership into one easy to read copy.

http://www.solanoverde.org/documents.htm
SusanW1 (Michigan)
Posts: 5,202
Posted:
Tim - I thought you wanted to show proposed changes.

Why are you re-hashing old versions of the bylaws?. Why do you feel you have to show other versions than what is used now?

There are no "old" bylaws, there is only the bylaws. They are the ones the board uses NOW.

TimB4 (Tennessee)
Posts: 21,059
Posted:
Thank you all for your replies.

Susan, we aren't rehashing old versions, we have just updated and membership adopted new guidelines. This presents a need to republish our "owners manual" which includes all the governing documents. However since the last publication, there have been several amendments to the bylaws. As Richard described, our goal is to make an easy to read document, instead of having to read each amendment and reread sections to see what words were taken out and replaced with. Just an opportunity to make it easier for everyone to be on the same page (so to speak).

Dave - In reading VA State corporation Commission Web Site specifically VA guide for articles restatement and Guide for articles of amendment. Combine this with reading the Non-stock corporation act, a restatement actually replaces the original document and, as I read it, requires a vote by the membership.

Richard - I thank you for the link. However it doesn't exactly apply to my situation as the retyped version is exactly the same and I want to retype the document incorporating the changes that were already adopted by the membership but not listing those changes as an actual amendment (in the cases where the amendment only listed word changes in existing articles vs. creating a new article).

Peter - That is certainly a possibility, and would cover any legal issues. I would prefer not having to state "not an official copy" if I can. But it is an option I haven't thought of and I do thank you for it.

Mary - You hit the nail on the head as to what I'm trying to do, comply with VA law and keep the owners manual as a copy of the official documents but incorporating the amendments without the need to hold yet another meeting to have a vote of something that was already approved.

If others have more thoughts on the subject please share them and don't consider the topic closed.

Tim
RichardP13 (California)
Posts: 1,767
Posted:
Tim,

Not sure if I am missing something here.

You mention republishing governing docs. So I am assuming that this probably includes CCRs, Bylaws and Rules and Regulations. It also sounds like you have a bunch of sheets of paper (amendments) that you need to be tied back into their proper home. My concern as a potential home buyer in your community is am I receieving the most up-to-date documents available from the community, would they have included all the approved amendments.

Not sure what the state requirements for recording your documents, but I would have the amendments alreasdy approved added into the documents and have those documents re-recorded as required by your state. In our state, Bylaws and Rules and Regulations wouldn't have to be recorded.
SusanW1 (Michigan)
Posts: 5,202
Posted:
I have seen bylaws with Addendum sheets of paper added at their end which lists all the motion-approved amendments, the date they were passed by the membership, and the re-wording of the bylaw, signed by the Sec.

I found it very confusing. But these were small groups with short bylaws.

You don't need to show changes or the history of the changes, you only need to show the bylaws as they are NOW, verified by the Sec. that it is the true, current bylaws.

TimB4 (Tennessee)
Posts: 21,059
Posted:
Richard - You are correct in your understanding. Susan explained it properly, all homeowners currently have received the governing documents and then as amendments were made, copies of those amendments. New buyers receive a copy of the owners manual (which includes the governing documents) and multiple sheets of papers that show each approved amendment. I'm just trying to consolidate these amendments into the document that they affect and then republish that document to all current owners and future owners.

Susan - I believe that you and I are on the same page, as I'm trying to remove the confusion factor by not having the multiple addendum sheets. The problem is my interpretation of VA law, see links in my last post, that says if I consolidate the amendments into one document, I then may have to have the membership vote on that document. Extra time and expense.

I know I'm probably going to have to pay for a legal opinion on the issue, but was hoping that someone had gone through this before and could offer advise.

Tim
SusanW1 (Michigan)
Posts: 5,202
Posted:
No! the amendment replaces the old wording. they go into effect immediately.

Just combine all of the material, have it proofread several times and then have the board motion and pass it as a resolution to "correct and combine all previously worded amendments into one document, so as to result in one true version of the Bylaws." The bylaws need to be signed by the Secretary.

MaryA1 (Arizona)
Posts: 7,043
Posted:
Susan,

Any corrections to the bylaws must be done through an amendement. However, I don't think Tim is saying there are corrections to be made. He just wants to incorporate all the past amendments into one document but does not want to call it a restated set of bylaws because then, by VA law, all the members of the assn will have to vote to approve it.
SusanW1 (Michigan)
Posts: 5,202
Posted:
Roberts Rules speaks to this - when the secretary puts all the documents together and there may be article or section number changes, puncuation, etc. It is suggested that there be a resolution . .

"Resolved that . . .the secreatry be authorized to correct article and sections designation, puncuation, and cross-references and to make such other technical and conforming changes as amy be necessary to reflact the intent of the society in connection with . . . "

The main thing is to get this document into one solid piece.
TimB4 (Tennessee)
Posts: 21,059
Posted:
Susan & Mary -

Thank you for the Resolution idea. I will go that route. Mary hit the nail on the head, wanting to combine what has already been approved but not wanting to call it a restatement.

This is why I like this site. Lots of ideas and methods from people looking at the same issues with a different perspective.

THANK YOU ALL

Tim

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