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Texas situation: 3 of 5 board members of a POA step-down with less than 2 weeks notice - what happens?

Started by RogerJ1 β€’ 26 replies β€’ 1103 views

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RogerJ1 (Texas)
Posts: 550
Posted:
Two board members will stay.

I am not sure about Texas law but I think it defines a Board quorum which I doubt only two board members would be.

Relevant by-laws from our POA:

4.01 Number. The affairs of the Association of the Association shall be managed by a Board of not less than three (3) nor more than five (5) Directors, who must be Members in good standings of the Association.

7.06 Vacancies A vacancy in any office may be filled by appointment by the Board. The officer appointed to such vacancy shall serve for the remainder of the term of the officer he replaces.

Based on 4.01 I would think legally the two remaining members are not a Board and therefore could not appoint replacements under 7.06

Opinions & what happens?
DeidreB (Virginia)
Posts: 113
Posted:
Roger, not being familiar with TX laws or your By Laws, I would guess that calling a special meeting to elect directors to fill the sudden vacancies would be in order. Seems it would be the cleanest option.
RogerJ1 (Texas)
Posts: 550
Posted:
Quote:
Posted By DeidreB on 03/04/2020 2:54 PM
Roger, not being familiar with TX laws or your By Laws, I would guess that calling a special meeting to elect directors to fill the sudden vacancies would be in order. Seems it would be the cleanest option.

I would think that would be prudent course but I assume it brings up legal issues. Between the three's resignation, which that stated is March 15th, and electing replacement, the Association does not have a functioning Board. Depending on how long that time period is, the Association could not legally pay bills etc. as no one would have authority to sign checks etc.
BillH10 (Texas)
Posts: 1,217
Posted:
Roger, the remaining two members are a Board and are empowered to appoint replacements. Don't get tangled up in the less than 3/more than 5 verbiage.

Besides, they are a quorum.
RogerJ1 (Texas)
Posts: 550
Posted:
Quote:
Posted By BillH10 on 03/04/2020 4:01 PM
Roger, the remaining two members are a Board and are empowered to appoint replacements. Don't get tangled up in the less than 3/more than 5 verbiage.

Besides, they are a quorum.

Sounds good. I assume they will run it by the Association's attorney, I just wanted to do some leg work.

Thanks.
GeorgeS21 (Florida)
Posts: 3,808
Posted:
Is there a mismatch between Officer and Director in the quoted bylaws?
RogerJ1 (Texas)
Posts: 550
Posted:
Quote:
Posted By GeorgeS21 on 03/04/2020 4:30 PM
Is there a mismatch between Officer and Director in the quoted bylaws?

By laws require a President, VP, Secretary and Treasurer and there has to be at least three officers. I think one officer can be both a Secretary and Treasurer, the VP might be able to be Treasurer also - not sure.
GeorgeS21 (Florida)
Posts: 3,808
Posted:
Sorry ... 7.06 looks to apply to Board appointing Officers, not additional directors?
MarkW18
Posts: 1,290
Posted:
7.06 is the Board electing officers.

If the members elected a Board of five, then quorum should be based on that numbers, so three is required to conduct business, until such time as the members submitted only enough candidates to have a three person Board.
AugustinD
Posts: 5,144
Posted:
I think the following from the Texas Nonprofit Corporations Act is relevant:

Sec. 22.212. VACANCY. (a) Unless otherwise provided by the certificate of formation or bylaws of the corporation, a vacancy in the board of directors of a corporation shall be filled by the affirmative vote of the majority of the remaining directors, regardless of whether that majority is less than a quorum. A director elected to fill a vacancy is elected for the unexpired term of the member's predecessor in office.
See https://statutes.capitol.texas.gov/Docs/BO/htm/BO.22.htm
JohnC46 (South Carolina)
Posts: 14,265
Posted:
Quote:
Posted By AugustinD on 03/04/2020 7:05 PM
I think the following from the Texas Nonprofit Corporations Act is relevant:

Sec. 22.212. VACANCY. (a) Unless otherwise provided by the certificate of formation or bylaws of the corporation, a vacancy in the board of directors of a corporation shall be filled by the affirmative vote of the majority of the remaining directors, regardless of whether that majority is less than a quorum. A director elected to fill a vacancy is elected for the unexpired term of the member's predecessor in office.
See https://statutes.capitol.texas.gov/Docs/BO/htm/BO.22.htm

He nailed it.

Rodger

Appointees will be Members of the BOD/Directors then there will need to be an election among BOD Members for the Officer positions. All Officers are BOD Members/Directors, but not all BOD Members/Directors are Officers.
RogerJ1 (Texas)
Posts: 550
Posted:
Quote:
Posted By JohnC46 on 03/04/2020 7:32 PM
Posted By AugustinD on 03/04/2020 7:05 PM
I think the following from the Texas Nonprofit Corporations Act is relevant:

Sec. 22.212. VACANCY. (a) Unless otherwise provided by the certificate of formation or bylaws of the corporation, a vacancy in the board of directors of a corporation shall be filled by the affirmative vote of the majority of the remaining directors, regardless of whether that majority is less than a quorum. A director elected to fill a vacancy is elected for the unexpired term of the member's predecessor in office.
See https://statutes.capitol.texas.gov/Docs/BO/htm/BO.22.htm


He nailed it.

Rodger

Appointees will be Members of the BOD/Directors then there will need to be an election among BOD Members for the Officer positions. All Officers are BOD Members/Directors, but not all BOD Members/Directors are Officers.

Thanks for everyone's help.

So it seems like two directors are still a Board but cannot conduct Association affairs except to appoint a third director and then the Board of three directors can conduct other Association affairs.

Is that correct?
GeorgeS21 (Florida)
Posts: 3,808
Posted:
Perhaps ... depends ...

However, I would say the following: the remaining two directors should meet formally, appoint additional directors first, then conduct business. If there are no others owners willing to be directors, and your bylaws allow it, then appoint non owners as directors. If you can’t appoint non owners and no other owners are willing, then meet formally, keep minutes, and conduct association business.
GeorgeS21 (Florida)
Posts: 3,808
Posted:
Whoops ... just reread original post ... must be members!
RogerJ1 (Texas)
Posts: 550
Posted:
Quote:
Posted By GeorgeS21 on 03/05/2020 7:02 AM
Whoops ... just reread original post ... must be members!

They can find a 3rd member who would serve. Under Texas Open meeting laws proper notice of a Board meeting must be given to appoint Board members, so they will have to do that properly I assume.
GeorgeS21 (Florida)
Posts: 3,808
Posted:
Keep it simple.

Follow required process of notice, meet, appoint new directors and keep serving your community.

Time is of the essence as every minute you wait increases concern and suspicion.
AugustinD
Posts: 5,144
Posted:
Quote:
Posted By RogerJ1 on 03/05/2020 7:15 AM
Texas Open Meeting Act applies only to "governmental bodies," as defined in Texas statute 551.001(3). I do not think Texas HOAs fit the definition. See https://statutes.capitol.texas.gov/Docs/GV/htm/GV.551.htm

Quorum is defined in the aforementioned Texas Nonprofit Corporations statute. In your HOA's case, three directors is a quorum.
AugustinD
Posts: 5,144
Posted:
Quote:
Posted By RogerJ1 on 03/05/2020 7:15 AM
Under Texas Open meeting laws proper notice of a Board meeting must be given...
The Texas Open Meeting Act applies only to "governmental bodies," as defined in Texas statute 551.001(3). I do not think Texas HOAs fit the definition. See https://statutes.capitol.texas.gov/Docs/GV/htm/GV.551.htm

Quorum is defined in the aforementioned Texas Nonprofit Corporations statute. In your HOA's case, three directors is a quorum.
CD6 (Texas)
Posts: 34
Posted:
Go to Texas Property Code 209 for guidance.
CD6 (Texas)
Posts: 34
Posted:
Part of 209:
See # 15

The board may not, unless done in an open meeting for which prior notice was given to owners under Subsection (e), consider or vote on:
(1) fines;
(2) damage assessments;
(3) initiation of foreclosure actions;
(4) initiation of enforcement actions, excluding temporary restraining orders or violations involving a threat to health or safety;
(5) increases in assessments;
(6) levying of special assessments;
(7) appeals from a denial of architectural control approval;
(8) a suspension of a right of a particular owner before the owner has an opportunity to attend a board meeting to present the owner's position, including any defense, on the issue;
(9) lending or borrowing money;
(10) the adoption or amendment of a dedicatory instrument;
(11) the approval of an annual budget or the approval of an amendment of an annual budget that increases the budget by more than 10 percent;
(12) the sale or purchase of real property;
(13) the filling of a vacancy on the board;
(14) the construction of capital improvements other than the repair, replacement, or enhancement of existing capital improvements; or
(15) the election of an officer.
CD6 (Texas)
Posts: 34
Posted:
Then #13 on the above.
JohnC46 (South Carolina)
Posts: 14,265
Posted:
Quote:
Posted By CD6 on 03/05/2020 1:22 PM
Go to Texas Property Code 209 for guidance.

Do this and search vacancy. Your answer and more will be there.
CD6 (Texas)
Posts: 34
Posted:


Sec. 209.00593.ELECTION OF BOARD MEMBERS.
(a)Notwithstanding any provision in a dedicatory instrument, any
board member whose term has expired must be elected by owners who
are members of the property owners ’ association.

A board member may be appointed by the board to fill a vacancy on the board.

A board member appointed to fill a vacant position shall serve for the
remainder of the unexpired term of the position.
JohnC46 (South Carolina)
Posts: 14,265
Posted:
A board member may be appointed by the board to fill a vacancy on the board.

A board member appointed to fill a vacant position shall serve for the
remainder of the unexpired term of the position.


This is how I read it. I also say once the BOD vacancy(s) are filled, there must a BOD Officers Election by the BOD and the BOD only.
BenA2 (Texas)
Posts: 1,273
Posted:
I don't know of any Texas law that states what a quorum is for POA/HOA boards, only for condo associations, which is 50%. If there is a quorum it would be based on a board of 2 in your scenario. Three resigned, so they are no longer on the board.

Your by-laws say the board shall have 3 to 5 members. I don't think that means you can never go below 3, only that you have to replace the missing members so that you have at least 3.

If the two remaining board members agree on the appointment of new board members, I don't see any reason that it could be challenged.
RogerJ1 (Texas)
Posts: 550
Posted:
Quote:
Posted By BenA2 on 03/05/2020 8:39 PM
I don't know of any Texas law that states what a quorum is for POA/HOA boards, only for condo associations, which is 50%. If there is a quorum it would be based on a board of 2 in your scenario. Three resigned, so they are no longer on the board.

Your by-laws say the board shall have 3 to 5 members. I don't think that means you can never go below 3, only that you have to replace the missing members so that you have at least 3.

If the two remaining board members agree on the appointment of new board members, I don't see any reason that it could be challenged.

Thanks. That seems the logical conclusion: two could not conduct Association affairs other than to appoint a third, which after that appointment, the three could then conduct business of the Association.
GeorgeS21 (Florida)
Posts: 3,808
Posted:
IMO, if no other director was available - i.e. no volunteers, the two could still conduct business. But, their first priority is to appoint another board member.

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