Special Meeting without a President

If a proper quorum is present and accounted for and follows governing documents or state statutes, then it is a proper meeting. What if the president had been in an accident and laid up for a period of time, would the association come to a stand still and not function ... no as this is why you have other board members or officers to help out and step in when necessary.

We need to get control of our rental situation and pass a special assessment. The president is aware of the situation. He lives out of state and is not able to attend.

Our community is only 12 units. We have a president, treasurer and secretary.

Typically, the Officers consist of President, VP, Treasurer, Secretary.
If there are only three officers, one officer usually has two roles. I've typically seen the Treasurer and Secretary combined.

However, there is no requirement I could find in GA law that required the Association to have 4 officers. Matter of fact, the GA Nonprofit Corporation Act (14-3-840) defers to the governing documents to specify what, if any, Officer positions the Association will have.

In your case I would suggest that the Treasurer precedes as it's difficult to run a meeting and take complete notes/minutes of the same meeting.

Are we overlooking the fact that the BOARD elects the President/officer positions amongst themselves after they are elected. I know that isn't how we necessarily did it but we were wrong. I don't see a problem with having a meeting to discuss who would like to run for HOA board and then those people discuss who would like to run for an office positition. It helps when election time comes to speed up the process a bit.

When I was elected I thought I just had to run to be President or an office position. Pretty much a sure in with HOA you would get any position you wanted at the time. We could barely get enough people to be board members. It was when the "Mutiny" process happened that the new board decided to enforce the new "Board votes for officer positions". Which is what they did when I resigned. I volunteered just to stay on as a board member for help in the transition period. It sounds a bit similar to this poster's situation. (I was an out of neighborhood President and not running again.)

The owner's run the place so they have the right to have their own meetings amongst themselves. Just allow the existing president to continue to toss their hat into the ring if they so choose to. That way it's not running him out of town but a way to get more candidates.

By the way, some of your issues may not be able to be resolved. You should read the numerous posts on here in regards to the "Lease/Renting" situations. You may find your President isn't being lack a daisy about it but does have his hands tied. There are ALOT of legal issues involved in that and he/she would need a document re-write to get those things done. So do you research on these subjects first before deciding someone isn't doing something. They may not be able to...