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DorisW (Florida)
Posts: 24
Posted:
My Duties of Officers says:

The President shall:

Perform all acts and duties usually required of an executive
to insure that all orders and resolutions of the Board of Directors
are carried out: and

Appoint committees including but not limited to an architechural control committee, and to be ex-officio member of all committees, and render an annual report at the annual meeting of members.

I am trying to disband an old administrative committee that a woman is on that has given her total control over our condo community. She does not own any unit or have any voting rights. We now have a new board and after 2 Presidents have already resigned in the last 2 months I am now President until a Special Meeting at Monday night can change that.

Suggestions?
JanetB2 (Colorado)
Posts: 4,219
Posted:
If that committee is not designated as required in the CCR’s, Bylaws, etc. then it can be eliminated. As a general rule many CCR’s will reference the Architectural Control, but generally not any others. If the documents allow President to so determine that is fine, other documents for individuals can sometimes require the board majority.

DorisW (Florida)
Posts: 24
Posted:
Thanks Janet.
That committee is not designated in the CCR's, ByLaws so
it can be eliminated. My question is based on what I wrote above under President's duties can I disband this committee without the majority of the Board?
JohnC46 (South Carolina)
Posts: 14,265
Posted:
Doris

Our Bylaws say:

Committees are hereby authorized to perform such tasks and to serve for such periods as may be designated by a resolution by a majority of the directors present at a meeting which a quorum is present. Each committee shall operate in accordance with the terms of the resolution of the BOD designating the committee or with rules adopted by the BOD.

In common language ours say committees are appointed, controlled and can be disbanded by a majority of the BOD when the BOD has a quorum.

Example: BOD of 5, 3 present (quorum) and 2 vote for whatever (form a committee, disband a committee, overrule a committee, etc.), then whatever is the way it is.

You have said elsewhere your BOD has 4 members thus you need 3 of the 4 for a quorum and then 2 of the 3 to vote for whatever.

JohnC46 (South Carolina)
Posts: 14,265
Posted:
OOPS

When I say:

You have said elsewhere your BOD has 4 members thus you need 3 of the 4 for a quorum and then 2 of the 3 to vote for whatever.

That would be according to our Bylaws. Yours might well be different but most do address Committees.

CarolR11 (Colorado)
Posts: 2,563
Posted:
A non-owner having total control over your community? How does this control manifest itself, i.e., what does she do that controls anyone or anything? Does this "Committee" write reports to the Board? Does it have a charter? What the heck does it do?

Our Bylaws also state that only the Board can appoint or terminate Committees and/or Committee members. Perhaps there's more info in your docs about Committees. It's interesting that the President in your HOA may appoint Committees without board approval.

If your documents are silent about Committees, turn to your state's corporations codes, but it seems that in Florida, it depends on what kind of association you are.
DorisW (Florida)
Posts: 24
Posted:
Let me correct. Its called an Advisory Committee & this woman is using it to act as a member of the Board. She was President of the Master Board until someone found out she wasn't a unit owner & she was removed. There was a fight between her husband & the man that checked her background a lawsuit occurred that went on for years.

She holds all the knowledge how to run our community & that is what has givin her the power for all these years. She holds all the contracts, licenses, insurance policies, etc, etc. & without her help knowone else would know what to do EXPECT hire a management company of which she & her followers are TOTALLY against. We have money in our accounts but who knows where some of it went.

I am been threatened to be brought up on charges to Tallassee for trying to change things.
MelissaP1 (Alabama)
Posts: 13,836
Posted:
Here is a novel idea...Why not figure out what your HOA needs to run and start from there new. Why depend on everything she knows? I know a HOA can hire a new Management Company or renegotiate terms with the one they have already. The board has a right to see that contract from the MC. If not, then that alone may allow your HOA to cancel that contract, Why go through her?

A HOA can go to the bank and remove or add signature authority to their account. They can also open a new account altogether. Basically turn your focus away from "Her" and onto your ACTUAL HOA needs/Requirements. She will have to go away once your HOA has established a new slate with their own power. Whatever money she may have knowledge of or control go to a lawyer later. If changing the bank account didn't work.

The power is in the HOA so put it and the focus on it instead. She won't like it and probably will show her hand when that happens...

Former HOA President
JanetB2 (Colorado)
Posts: 4,219
Posted:
Quote:
Posted By DorisW on 03/16/2012 6:08 PM
Thanks Janet.
That committee is not designated in the CCR's, ByLaws so
it can be eliminated. My question is based on what I wrote above under President's duties can I disband this committee without the majority of the Board?

Hi Doris:

If what you wrote is the exact wording from your documents my answer would be yes you have the authority per your governing documents. I am not an attorney, but it appears pretty straight forward to me.
BruceF1 (Connecticut)
Posts: 2,535
Posted:
Doris,

Typically, following parliamentary procedure, it works this way:

Standing committees (those that always exist) are normally those that are created (identified) in the bylaws of an organization (or, in the case of an HOA, sometimes in the CCRs). Other committees are usually created by a resolution of the governing body (board). Such committees generally exist for a limited time to perform a specific task. Once that task has been completed, the committee is discharged. The board could, if it wished, create a standing committee by resolution, but it's not generally a good idea to do it that way for obvious reasons, which should become clearer as you read on.

Generally, the president has the power to appoint committees. In parliamentary terms this does not mean that the president has the power to create or eliminate committees. Only the bylaws, CCRs, or a board resolution can do that. By the term "appointing committees" it is meant that the president has the authority to determine who the members of the committees are and can appoint someone to a committee or remove a person from the committee at will. Usually, this also means that the president appoints the person who is to chair the committee, and is normally the first appointment made.

In your specific case, if your documents (bylaws, CCRs) do not identify an Advisory Committee, nor the duties of such a committee, nor how its members are appointed, then you need to find out that information. Obviously, if this committee is not identified in your governing documents, it should be identified in the minutes of the board meeting at which the motion was made and voted on by some board at sometime in the past. You need to obtain a copy of those minutes to determine how the Advisory Committee was created, what the duties and responsibilities of the committee are, and how the chairperson and other members of the committee are determined and how the present members were appointed. My guess is that IF you can find the minutes where such a motion was passed, it will likely be poorly written and not very clear on any of these points. My wild guess is that this person's power is assumed by that individual (and possibly others)and has evolved over time. This is why it is not a good idea to create a standing committee by resolution. Anyway, by obtaining information regarding the creation of this committee, hopefully, you will learn what your authority with relation to this committee are.

As for the threat that you will be "brought up on charges" my question is, "what charges?" Ask to be shown, in writing, what this individual believes you are violating. They probably can't. People can, and will, threaten anything to get you to back down. It doesn't mean that they will, or can, carry the threat out. There is likely nothing criminal going on here, so there are no "charges" in a criminal sense. You would have to be sued in civil court. Although people can sue anyone over anything, consider this: First, it's their dime. Do they have the money and are they willing to spend it to sue you in court? Furthermore, if you are sued because of actions you are taking as president of your HOA, the HOA's D&O insurance (hopefully, you have such insurance), provides for your defense. And, they have to prove that you are doing something that violates your governing documents or state law regarding HOAs or corporations.

TimB4 (Tennessee)
Posts: 21,059
Posted:
Doris,

Lets look at this from a different point of view for a minute.

Issue: "She holds all the contracts, licenses, insurance policies, etc"
It's likely that someone who was Secretary didn't want to keep those records. This person stepped forward and volunteered to house the records. That Board apparently agreed.
Ideally: the Secretary is responsible for the records and that Board should have insisted that the Secretary fulfill the responsibilities or appoint a New Secretary.
Real Issue Lack of access to records

Even though the Secretary is responsible for the records, where they are stored is secondary to the Secretary and other board members to have access to them when needed. In my opinion, each Director should have a copy (perhaps in a binder) of the following:
1) The CC&RS, The Articles of Incorporation and the Bylaws
2) All policy resolutions of the Association
3) All contracts currently in force

This way the members of the Board have the minimum tools they need to fulfill their responsibilities. You can't force them to read any of the documents, but the tools are there when questions are asked.

Issue "without her help no one else would know what to do"
It's likely the Directors (past and current) became lazy and, as time passed, looked to the one individual who had continuity and corporate knowledge to answer the questions or explain the procedures. This created the appearance of "an expert" when in reality anyone who has the tools and willing to take the time can become knowledgeable.
Ideally Each individual would commit the time this volunteer job requires.
Real Issue Time is limited

Most individuals want to spend the minimum amount required unless they are really passionate about the issue or dedicated in their responsibilities. It's rare someone is able to motivate someone else to take the time to look up the answer (which can take hours) when it's easier for that individual to ask someone they see as knowledgeable for an answer (which takes only minutes) and then they can return to what they want to do.

Issue "no one would know what to do EXCEPT hire a management company"
It's likely this is an issue of time commitment and perception
Ideally Management companies can be a great asset. For large Associations or those that have few volunteers or many amenities, a management company can even be necessary. Self management is only successful if you have volunteers willing to commit the time and energy necessary to be self managed.
Real Issue Perception

Based on your posts, it appears that you don't have an issue with a management company doing the same thing this individual is doing (maintain records and be the apparent expert in the field to give answers to questions asked). I base this opinion on your statement of [referring to hiring a management company] "which she & her followers are TOTALLY against." This implies that you would be in favor of a management company.

Therefore, using these expectations, one could conclude that if the "expert" was someone other than this one individual there wouldn't be the same perception of issues.

Issue "We have money in our accounts but who knows where some of it went."
It's likely the money was spent properly and this is also a perception issue.
Ideally an audit or financial review is done by an outside entity or a committee of non-board members every year or two. The report of the audit/review would be published to the membership.
Real Issue Questions on expenditures

The Treasurer should be providing an income and expense report (for both Operating and Reserves) at every board meeting. A budget summary (budgeted vs. expended) would be advisable. The Association should be publishing both documents (I&E report and budget summary) at the annual membership meeting. This would keep everyone updated on the financial status of the Association.

All expenditures should be approved by the board or based on existing policies (petty cash fund).

Issue "I am being threatened to be brought up on charges to Tallahassee for trying to change things".
It's likely, based on your posts, that it's the method being used coupled with personality conflicts are being questioned
Ideally Personality conflicts would be set aside and only the issues at hand would be worked to resolution
Real Issue ??? Unknown

Doris,

Anyone reading your posts can see that their are personality conflicts between you and this individual on the advisory committee. If we can see it in your posts, I suspect that those on the Board can see it as well. If the conflicts are being talked about in the open, it's human nature for individuals to "take sides". If the conflicts are massive enough, this can divide a Board and have many unintended consequences for the membership.

I would strongly advise that you take the higher road. As hard as it might be, leave emotions out of any conversation about the individual or what the individual is doing. Focus only on the tasks at hand and let the facts speak for themselves.

Overall, based on your posts, I agree with you that there are issues on your board. I believe that the core of this problem is the perceived lack of knowledge of other board members. To remedy this core issue, I would like to offer the following possible solution:

Develop binders for each office that explains the responsibilities of that office, the expected duties, examples on how to carry out those duties, a calendar of association timelines and copies of current documents relevant to that office. This way you minimize the chance of corporate knowledge being lost. You provide the tools required for individuals to fulfill their responsibilities. You can solicit assistance from the "advisory committee" which will allow that person to feel wanted and (as a side benefit) once completed, will minimize the appearance of that one individual being the "expert".

If you decide to use this advice, I've attached two documents:

Our president's binder core write up (less examples, copies of documents, etc.)
Our calendars (association and scheduled maintenance)

Hopefully these attachments can better explain what I am suggesting and you (or anyone) can use them as a basis for developing their own manuals.

Hope this helps,

Tim

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KellyM3 (North Carolina)
Posts: 2,239
Posted:

One of the most-efficient moves a president can make is the elimination of committees that no longer serve well. I think newly called committees work more effectively knowing an end date is within reach and reason.
JeriD
Posts: 44
Posted:
Why do you call it an Advisory Committee? What is the difference between an Advisory Committee and an appointed committee. Our President disbaned our entire Security Committee, that has been in exsistance since 2004. Members names have changed and because the Board didn't approve the new individuals in 2006, even though the new individuals that replaced the old one have been submitting reports since 2006. he decided they were not really official committee members. Any advice Florida
DorisW (Florida)
Posts: 24
Posted:
My hands were tied. This woman has too much Power. Even though I was acting President noone but another Board member was behind me. Because that other Board Member resigned it left me with a 2 to 1 vote & I could do nothing more. My husband worked maintenance for free in this community for 8 years for the former President & members & they do this to his wife. He had drinks the night before with his good friend (former Director)& we heard the friend is going back on the Board when he said he would NEVER go back on again. And he hasn't heard fom his since the Meeting. Thank God I only own a rental unit in there. We live on the other side in a Villa in a different community the last 4 years.

My husband was acting Secretary. He put all the paperwork boxes out by the garage door e-mail Sharon, told her he was VERY ashamed of her & they were DONE!

DorisW
BruceF1 (Connecticut)
Posts: 2,535
Posted:
Quote:
Posted By KellyM3 on 03/23/2012 10:52 AM

One of the most-efficient moves a president can make is the elimination of committees that no longer serve well. I think newly called committees work more effectively knowing an end date is within reach and reason.

What makes you think the president has the authority to eliminate committees?
KellyM3 (North Carolina)
Posts: 2,239
Posted:

I stand corrected, Bruce. Our board voted to eliminate most committees as they were not being utilized as intended. A board member would write down their complaints, pass them to the board and not expect to engage in the solution to the complaint, despite being on the committee.

Also, our "committees" were one-person affairs and we've read that debate here.

The president can form informal work groups on an ad-hoc basis but, yes, BOD created entities are "retired" by BOD action.

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