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JeffB14 (California)
Posts: 9
Posted:
Our board closed our reserve fund I know they were able to use the money for the purpose that it was used for, but it is my understanding from davis-stirling that they did not follow proper procedure. There was not meeting called with the discussion of the use of the reserve fund listed on the agenda, in fact this board has never given an agenda out with board meeting notifications'. There was also no plan put in place to repay the reserve account before it's use, so the question is can the HOA membership request a special meeting to demand the board repay the reserve fund at once.
TimB4 (Tennessee)
Posts: 21,062
Posted:
Quote:
Posted By JeffB14 on 11/19/2015 4:15 PM

the question is can the HOA membership request a special meeting to demand the board repay the reserve fund at once.

Can you call a special meeting for that purpose. Sure.
However, such a vote by the membership would likely be advisory in nature.

The only ways to force the Board to repay the Reserves and handle the affairs of the Association properly is to:

a) Seek a court order (consult a local attorney)

b) Replace the Board through recall or simply not re-electing them.

JeffB14 (California)
Posts: 9
Posted:
Thanks for the input TimB that is what I expected I imagine that if and when we replace this board the new board can contract to change the cc and rs and bylaws to prevent this from happening in the future.
TimB4 (Tennessee)
Posts: 21,062
Posted:
Jeff,

Have you approached the Board with citations of CA law on the issue?

Sometimes, the Board simply needs to be educated.
RichardP13 (California)
Posts: 3,868
Posted:
Quote:
Posted By JeffB14 on 11/19/2015 4:15 PM
Our board closed our reserve fund I know they were able to use the money for the purpose that it was used for, but it is my understanding from davis-stirling that they did not follow proper procedure. There was not meeting called with the discussion of the use of the reserve fund listed on the agenda, in fact this board has never given an agenda out with board meeting notifications'. There was also no plan put in place to repay the reserve account before it's use, so the question is can the HOA membership request a special meeting to demand the board repay the reserve fund at once.

Jeff

In your opinion, what were the funds used for?

First, there is nothing in California statues that requires HOA's to have reserve funds. There is a statue that states HOA's must perform some sort of reserve study once every three years. Why have statues to perform reserve studies but nothing to fund them. Go figure.

Your association has a much bigger issue and that is how the association conducts meetings, or maybe the lack thereof.

As far as discussion or even on the agenda, it may not always be a topic of discussion. Say for instance you have a reserve study and the heater at your pool broke. The replacement cost is listed in your reserves, and you are using your pool company to replace the heater. Like your budget, the reserve study has been approved, so there would be no need for a vote.

Now, you need to replace the roof. That would be a discussion as you should be soliciting bids.

Now to the question in hand. If you want to demand the Board repay the reserves, from where? The operating account? Special Assessment. Special Assessment MAY require a secret ballot vote IF over 5% of your annually budgeted expenses.

Only the membership can hold the elected or appointed director's feet to the fire.

KerryL1 (California)
Posts: 14,550
Posted:
I'm curious about that the finds were used for too, Jeff. As Richard points out, reserves expenditure may have been legit depending on what the funds are spent for. And are you sure the reserves account(s) have been closed? How did you learn this?

And you're also saying, then, that part of your dues don't go to fund reserves an haven't been for quite some time? I'm feeling like we don't have complete info.

I also would be concerned that your Board isn't holding open meetings as required by the CA Open Meeting Act. And the Board is not posting notices four days ahead of the open meetings.

I actually think that the only vote you w owners can take is to recall the board or to elect different directors at the next election
JeffB14 (California)
Posts: 9
Posted:
Thanks for the input everybody.
To answer some of the question raised, the board had the right to use the funds for the purpose they were used for I am not disputing this, what I am unhappy about is the violation of the CA. statutes about how reserve funds are to be used. The statute does say a reserve fund is not required but if there is a reserve fund it is very strict about the procedure that is to be followed. At a meeting that, has on the agenda, the topic of the use of the funds, and that there be a plan put in place to repay the funds. This board just made a motion that the account be closed and the funds used for the repair it was seconded and carried. I will add that this was done at a meeting that had no agenda given to the members. I would like the board to replace the funds taken, by reopening the account and transferring the money from the operating account.
RichardP13 (California)
Posts: 3,868
Posted:
Quote:
Posted By JeffB14 on 11/21/2015 10:37 AM
Thanks for the input everybody.
To answer some of the question raised, the board had the right to use the funds for the purpose they were used for I am not disputing this, what I am unhappy about is the violation of the CA. statutes about how reserve funds are to be used. The statute does say a reserve fund is not required but if there is a reserve fund it is very strict about the procedure that is to be followed. At a meeting that, has on the agenda, the topic of the use of the funds, and that there be a plan put in place to repay the funds. This board just made a motion that the account be closed and the funds used for the repair it was seconded and carried. I will add that this was done at a meeting that had no agenda given to the members. I would like the board to replace the funds taken, by reopening the account and transferring the money from the operating account.

Were the funds used for a component listed in a reserve study? IF SO, they is NO statue that says the money needs to replaced. Should it, yes, but no laws were broken. If the funds were used to pay the pool guys or something that is in a annual budget, yes, there are procedures in place to deal with borrowing and repayment funds.
JohnC46 (South Carolina)
Posts: 14,265
Posted:
Jeff

If the Reserve Fund money was properly spent than the Reserves Fund could be depleted so why should it be brought backup with Operating funds?

Yes there should be a Reserve Fund and it should have a funding mechanism but that is another subject.
KerryL1 (California)
Posts: 14,550
Posted:
Here's what you wrote, Jeff: "...the board had the right to use the funds for the purpose they were used for .... what I am unhappy about is the violation of the CA. statutes about how reserve funds are to be used."

What part of CA statutes is being violated? This is where I'm confused.

You also might have MORE than one reserves account. Are you saying that the only and all reserves accounts were closed by the board? You're saying that there's zero balance in any reserves account?

Do you have a copy of the required reserves study?

Do you have a copy of the bank or banks' statements that show no funds in reserves and no reserves accounts?

Once you have a thorough understanding of this topic, you homeowners CAN attend open board meetings and put pressure on the Board to start funding reserves again. Keep in mind this very likely will require a special assessment if the Board agrees.

Transferring funds from the operating budget to to reserves often isn't possible because there usually isn't much left over by year's end IF the budget was made properly.

Out of curiosity what size is your HOA? Detached homes, condos, or what?

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