HOA property manager violates management contract, ehtics standards and governing documents

if these contracts were signed before you joined, there may not be much you can do.

KThe problem is that you will need at two homeowners on your side in order to get something done. Otherwise you won't be able to get rid of the.property manager of the president. In many HOAs, the documents say homeowners vote for the board and board members elect officers from among themselves. Right now, you're outnumbered in everything.

Normally, I'd suggest going to the agency that regulates property managers, which you can try, but I worry about how much information you can get from the board to prove your allegations. I think you're going to have to do this the long way - resign from the board and rally your neighbors together to vote out the president and the others who seem to be going along with this. Before you do, you may want to talk to a few neighbors in confidence to see what the think of the board. You won't be able to tell them everything yet, but perhaps you can encourage them to attend more meetings and listen to the proceedings. You can express your concerns about the former board members receiving confidential information that should only be seen by current members. It'll be harder to stone wall you when people are watching.

That may resolve some things, but ugly you'll need to resign so you can work with your neighbors to push for a recall. Check your documents to see how this is done. Be prepared for wild ride and they will to after you, so you need to figure out how long and how long you want to push.

Hopefully your drive will get angry enough to recall and from there, you can make plans to get rid of the management company.

First, Melissa, the OP is not talking about Owner violations of the rules. Please re-read.

Sheila is right, Vadim, It's very difficult to change anything when you're so outnumbered. You might try another communication with your PM's boss by sending a copy of the "confidential" email that includes former directors. But the might put heat on you. But why are these emails "confidential?" Shouldn't they be items that are discussed in executive session and not by email?

Are you sure the the whole board must approve the invoices before the PM pays the bills (writes the checks)? Or is it that the Board must approve expenditures before the PM has the work (or whatever) done?

That's the problem: I did take this to the property management company's President with proofs, but he keeps babbling about "need to investigate" and that this is a "board issue", even though it is not, it is an issue woth his employee violating professional ethics and contract.

Mark, I take it at face value: any action in between Board meetings has to be approved by the full Board. PM instead pays invoices on approval of our President alone or with no approval at all. What am I missing here?

Vadim

Not all expenditures have to be approved by the BOD. If they are in the budget, then they are automatically paid each billing period. Example:

1. We budget say $18,000.00 per year for our landscaper. We did this based on his contract saying $1,500.00 per month. The MC does not need approval each month to write him a check as we have budgeted for it, the MC automatically pays it.

Action without meeting varies from state to state with some states not allowing it at all. Your docs seem to allow it so what is your question?

No former BOD Members should be included in day to day BOD nor MC Emails unless specifically needed to be such as a question asked of them.

The MC works for the BOD. The BOD can change MC's.

Our MC is not allowed to directly communicate with our owners. Any owner communicating to the MC is referred to our BOD Email address.

I cannot speak to GA but in many states the MC does not have to be licensed so no one to report them to.

I would keep at my BOD about anything I felt they were doing wrong but be nice about it. Your other plan of action is to get people on the BOD that think like you. This is not easy. It cannot be wished for, it must be worked for but it can be done.