electiions

Normally, the current board members stay on if they aren't voted out or no one shows up to run for his/her spot. If you want fresh blood, look for folks who have talked about putting their hat in the ring - if they seem thoughtful and act with compassion and common sense, most of the time, they could work. And don't forget to look in the mirror - if you aren't already on the board, here's YOUR chance to step up.

If everyone is looking at everyone else, expecting anyone except themselves to step up, have them consider what happens when no one's willing to run for the board and the current group is tired and wants out. If that happens, the last thing the current group should do is talk to the association attorney about putting the community into receivership. There are all sorts of conversations on this board about that (search for them if you'd like to read a few - and you should), but here's the cliff notes version(are they still around?):

The association attorney would go to court and request a receiver be assigned to manage the association's affairs because there is no board of directors

If granted, the judge will appoint the receiver and he/she is only answerable to the court, NOT the homeowners - meaning the homeowners will forfeit any influence they have in running the community they live in.

The receiver has to be paid and the court also has legal fees related to this stuff, not to mention the association attorney - and YOU and your neighbors will pay for all of it, along with covering current expenses, funding reserves and all that stuff. In short, your assessments will skyrocket - and you'll have no say in the matter, but will have to bend over and pay it.

Your property values will take a hit because no one wants to live in a HOA where they don't at least have a say in how it's run. That might be a bad think if you were planning to move - you may have to sell at a loss to get out of there.

So, if you're on the board and it's beginning to look like folks won't step up, you and your colleagues may want to word a strong letter to the homeowners, telling them if someone doesn't step up by the time if the annual meeting, receivership may be the next step. Then see what happens. it may seem unfair to scare people into taking responsibility, but too often people will sit on their hands and do nothing until the caca hits the fan, and then it'll be too late. Good luck!

Shelia pretty well covered the options.

You have an election and try to fill the vacant seats by appointment (which can be done if there is a quorum of the board or not).

As long as there is a quorum, you can still do business.

Our Association is set for 5 board members. Often, there have been years when there is only 3 or 4 board members (quorum being 3). It creates more work and quicker burn out, but it can be done. Once we only had one individual willing to run. After the election, 4 others stepped forward and were appointed to the board.