How many have to be on board

SteveC4 - The exact answers to your questions should be outlined in your governing documents (by-laws, etc.). I can provide you general answers of my association and what I've learned about other associations that may or may not correspond to your governing documents and your association as follows:

There are matters that the Board of Directors can decide upon and may be able to special assess. There are matters that require all the unit owners to approve. Special assessments for the excess amount over a certain dollar amount for capital improvements may be one of those matters that require the unit owners to approve. Either way, there must be a quorum of the Board or the owners to gather together in order for a meeting to be formally held and for decisions to be ratified. A quorum of the Board means more than half, a quorum of the community means the percentage by person or by proxy (under certain circumstances) outlined in each associations by-laws. For example, if your Board consists of 5 members, quorum is 3, if your community consists of 120 units where each unit gets one vote than quorum is 61.

Hello; we have 28 units and there was 15 replys...9 yes and 6 no...per declaration states an increase shall be approved at least 2/3 of each class of members who are voting in person or by proxy, at a duly contituted meeting called for this purpose.

Dane,

I came up with this math (although the end result is the same).

28 units x 0.66 (2/3) = 19 votes required. Only 15 voted.

2/3rd's is 67% of 28 owners or 19 owners to approve according to what you've posted. 13 owners didn't vote. Out of those 13 you'd need 10 owners to approve. Based upon your post and the figures above, the increase does not pass. Perhaps you can send out a second notice to those that did not reply and try to get them to vote in either way. Sounds like you had a quorum of owners, more than half that attended the meeting by person or proxy.

Steve, Your by-laws should state how many Board members are allowed. There must be at least one Board member in order to conduct business. None "have to attended to the meetings". The by-laws should define the quorum required at both Board meeting and Member meetings in order to conduct business. The bylaws should provide for the authorities and responsibilities of the Board. Perhaps your Board can approve an increase in assessments by a 2/3 vote of the Board members present at a Board meeting. What do your by-laws require?

Thanks for all the information! IM just a little concern about raising the monthly fee to additional extra $ 50.00...they went ahead and approved it so they can start doing some repairs on the units...my main concern is that the guy they have hired to do the work ...they dont have a contract with to do the repairs of each unit/outside wood repair and painting.

Also my next question is that I was told that when they will do the units that have back screened in porches..its the homeowners resp to get the screened porch roof to be remove ,if the wood in the back needs to be replace and then to have whom ever put the screen roof back on . I feel this all should be included when they do the repairs...dont think the home owners should have to pay additional for the roof to be removed.

Can I request to board the listing to whom has not voted? there was 13 units that didnt vote and 15 voted...total of 28 units. Am I allowed to write to each home owner to get there replys on this voting?

But according to what he said, it's "an increase shall be approved at least 2/3 of each class of members WHO ARE VOTING in person or by proxy, at a duly contituted meeting called for this purpose, which is how I came up with 10, as opposed to - 2/3 of the membership, which is your 19.

This is similar for example of California, with a community of 100, you need a quorum of over 50%, i.e. 51 validates a meeting. Then, you need a majority, which is 26. So out of 100 members, 26 can get ammendments done!