
Would authorize the use of electronic secret ballots.
Current Status: Chaptered
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from the California Legislature's website
Would authorize the use of electronic secret ballots.
California law treats HOAs in many respects as ‘quasi-governments’ that must not restrict their members from exercising certain rights seen as fundamental and constitutionally protected. One example is Civil Code Section 4515 which serves to “ensure that members and residents of common interest developments have the ability to exercise their rights under law to peacefully assemble and freely communicate with one another with respect to common interest development living or for social, political, or educational purposes.” (Civ. Code § 4515(a).) The following information outlines the components of Section 4515 and the protections it gives to an HOA’s residents when they seek to exercise their rights of assembly and speech.
Assembly Rights
An HOA’s governing documents cannot prohibit a member or resident within the HOA from peacefully assembling or meeting with other HOA members, residents, and their invitees or guests during reasonable hours and in a reasonable manner for purposes relating to the following matters: (Civ. Code § 4515(b(1))
Meeting with Public Officials to Speak on Matters of Public Interest
An HOA’s governing documents similarly cannot prohibit members or residents from “inviting public officials, candidates for public office, or representatives of homeowner organizations” to meet with them within the HOA and to “speak on matters of public interest.” (Civ. Code § 4515(b)(2).)
Free Use of Common Area for an Assembly or Meeting
An HOA’s governing documents may not prohibit the members or residents from using the common area, including the HOA’s recreation hall or clubhouse, for such an assembly or meeting described above when that common area facility is not otherwise in use. (Civ. Code § 4515(b)(3).) No fee may be charged by the HOA to the person seeking to use a common area facility for such an assembly or meeting, nor may the HOA require the person to make a deposit, obtain liability insurance, or pay the premium or deductible on the HOA’s insurance policy. (Civ. Code § 4515(c).)
Canvassing & Petitioning
An HOA’s governing documents may not prohibit members and residents from, at reasonable hours and in a reasonable manner, canvassing and petitioning other HOA members, residents, and the HOA’s Board of Directors for the assembly and meeting activities described above. (Civ. Code § 4515(b)(4).)
Speech Rights & Distributing Information
The purposes discussed above for which an HOA’s members may assemble and meet similarly apply to matters involving speech by members and residents. Just as in the case with rights of assembly, an HOA’s governing documents may not prohibit members and residents from “distributing or circulating” information about common interest development living, association elections, legislation, public elections, or the initiative, referendum, or recall processes”, but the speech rights given to members and residents also extend to any “issues of concern to members and residents.” The HOA cannot require prior permission for a member or resident to distribute such information, but may require that the distribution be at reasonable hours and in a reasonable manner. (Civ. Code § 4515(b)(5).)
Social Media
An HOA’s governing documents may not prohibit a member or resident from using social media or other online resources to discuss any of the above-referenced matters, even if the content is critical of the HOA or its governance. However, an HOA is not required to provide social media or other online resources to its members, nor is an HOA required to allow members to post content on the HOA’s websites. (Civ. Code § 4515(b)(6).)
Violations & Penalties
A member or resident who is prevented by the HOA or its agents from engaging in any of these protected activities under Civil Code section 4515 may bring a civil or small claims court action to enjoin the enforcement of a governing document that violates the provisions of Section 4515. The court may assess a civil penalty of not more than five hundred dollars ($500) for each violation committed by the HOA or its agents. (Civ. Code § 4515(d).)
Who’s Yard is it Anyway? Part I: Homeowner’s Speech
– Published on HOA Lawyer Blog (March 2025)
Would allow for board term limits and would require that persons assisting Inspector(s) of Elections satisfy the criteria of an independent third party.
**UPDATE: SB 432 was signed by the Governor on October 7, 2021. Its changes to the law take effect January 1, 2022.
View more info on AB 432
Would require changes to the election rules regarding director qualifications, candidate nominations, and meeting room accessibility. It would also prohibit the suspension of voting privileges and would require the election rules be distributed with the ballots.
Existing law requires a homeowners association to adopt rules that specify the qualifications for candidates for the board of directors, qualifications for voting, the voting power of each membership, the authenticity, validity, and effect of proxies, and the voting period for elections, including the times at which polls will open and close, consistent with the governing documents. The act requires the sealed ballots to be held at all times in the custody of the inspector or inspectors of elections or at a designated location until after the tabulation of the vote.
This bill would amend Civil Code Sections 5105 and 5125 to delete the requirement that the elections rules specify the qualifications for candidates for the board and the qualifications for voting. The bill would require an association to disqualify a person from nomination for not being a member at the time of the nomination and for being convicted of certain felonies, and would authorize the association to disqualify a person for specified reasons, including the failure to pay regular assessments. The bill would require the rules to ensure that the meeting at which ballots are counted is accessible to all members and their representatives. The bill would also require the rules to mandate the elections notice include provisions regarding the return and counting of ballots, nominations, and list of candidates’ names that will appear on the ballot. The bill would require the rules to mandate that the elections rules be mailed with the ballots at least 30 days prior to the election. The bill would require the rules to prohibit the denial of a ballot to a member and to a person with power of attorney for an owner. This bill would require the sealed ballots, signed voter envelopes, voter list, proxies, and candidate registration list to be in the custody of the inspector of elections or at a designated location until after vote tabulation and would, with certain exceptions, require these association election materials to be considered association records, subject to inspection and copying.
Existing law requires an independent third party to be selected by the association as the inspector of elections and prohibits a person, business entity, or subdivision of a business entity that is employed or under contract to the association for any compensable services from being an independent third party unless otherwise expressly authorized by the rules of the association. This bill would amend Civil Code Section 5110 to delete the exception made by the election rules.
Existing law defines association records to include membership lists, including name, property address, and mailing address, as specified. This bill would amend Civil Code Section 5200 to include email addresses among the records that are defined as association records.
Would require changes to the election rules regarding director qualifications, candidate nominations, and meeting room accessibility. It would also prohibit the suspension of voting privileges and would require the election rules be distributed with the ballots.
Existing law requires a homeowners association to adopt rules that specify the qualifications for candidates for the board of directors, qualifications for voting, the voting power of each membership, the authenticity, validity, and effect of proxies, and the voting period for elections, including the times at which polls will open and close, consistent with the governing documents. The act requires the sealed ballots to be held at all times in the custody of the inspector or inspectors of elections or at a designated location until after the tabulation of the vote.
This bill would amend Civil Code Sections 5105 and 5125 to delete the requirement that the elections rules specify the qualifications for candidates for the board and the qualifications for voting. The bill would prohibit a rule that would disallow a member from being nominated for any reason other than not being a member at the time of the nomination. The bill would require the rules to ensure that the meeting at which ballots are counted is accessible to seniors and persons with disabilities. The bill would also require the rules to mandate the elections notice include provisions regarding the return and counting of ballots, nominations, and list of candidates’ names that will appear on the ballot. The bill would require the rules to mandate that the elections rules be mailed with the ballots at least 30 days prior to the election. The bill would require the rules to prohibit the denial of a ballot to a member for any reason other than not being a member, and to a person with power of attorney for an owner. This bill would require the voter envelopes and nominee registration list, in addition to the ballots, to be in the custody of the inspector of elections or at a designated location until after vote tabulation.
**UPDATE: On April 2, 2018, the proposed text of AB 1265 was amended to clarify that CIDs function as quasi-governments, require the association adopt election rules at least 90 days prior to any election; require the election notice to provide the list of all voters and voting power; require any errors or omissions to the lists of candidates or voters to be corrected within two business days; require that the signed voter envelopes, voter list, and candidate registration list be considered association records subject to inspection and copying; delete the exception for a third party inspector of election that is employed or under contract to the association if allowed for in the election rules; allow a prevailing owner in a civil action in small claims court to be awarded court costs and reasonable attorney’s fees; prohibit an association from filing a civil action regarding a dispute in which a member has requested dispute resolution unless the association has complied with Civil Code Section 5910, and remove the exemption for assessment disputes in the dispute resolution process.
4801. The Legislature hereby finds and declares both of the following:
(a) Common interest developments function as quasi-governmental entities, paralleling almost every way many ways the powers, duties, and responsibilities of a local government.
(b) As a result, it is the intent of the Legislature for this chapter to ensure that democratic principles and practices are in place with respect to the governance of common interest developments.
5145. (a) A member of an association may bring a civil action for declaratory or equitable relief for a violation of this article by the association, including, but not limited to, injunctive relief, restitution, or a combination thereof, within one year of the date the cause of action accrues. that the inspector or inspectors of elections notifies the board and membership of the election results or the cause of action accrues, whichever is later. Upon a finding that the election procedures of this article, or the adoption of and the adherence to rules provided by Article 5 (commencing with Section 4340) of Chapter 3, were not followed, a court mayshall void any the results of the election. election, unless the association establishes, clear and convincing a preponderance of the evidence, that the failure of the association to follow this article or the election operating rules was unintentional and did not affect the results of the election. The findings of the court shall be stated in writing as part of the record.
(d)Except as otherwise provided by law, this section does not apply to an assessment dispute.
(B) Notwithstanding paragraph (A), an association’s bylaws may disqualify a member from running for an elective office if, within the past 20 years, the member has been convicted of a felony involving accepting or giving, or offering to give, a bribe, the embezzlement of money, the extortion or theft of money, perjury, or conspiracy to commit any of those crimes. For purposes of this paragraph, “conviction of a felony” includes a conviction of a felony in this state and a conviction under the laws of any other state, the United States, or any foreign government or country of a crime that, if committed in this state, would be a felony, and for which the person has not received a pardon from a person or entity authorized to grant the pardon.
**UPDATE: On June 26, 2018, the proposed text of AB 1265 was amended to delete Section 4801.
SECTION 1.Section 4801 is added to the Civil Code, to read:
(a)Common interest developments function as quasi-governmental entities, paralleling in many ways the powers, duties, and responsibilities of a local government.
**UPDATE: The Governor vetoed SB 1265 on September 30, 2018. A copy of the veto message can be found here.
Default Approval Requirement
Where the required quorum is present at a membership meeting, the affirmative vote of a majority of the voting power represented at the meeting, entitled to vote, and voting on any matter constitute an act of the members unless the vote of a greater number or voting by classes is required by law, or by the association’s articles or bylaws. (Corp. Code § 7512(a).) Governing documents of associations may use varying terminology and language setting forth the applicable member approval requirements for actions that must be taken by a vote of the membership.
“Approval by/of a Majority of All Members”
“Approval by (or approval of) a majority of all members” means approval by an affirmative vote of a majority of the votes “entitled to be cast.” (Corp. Code § 5033.) The number of members entitled to vote may be reduced to the extent of any members whose voting rights have been validly suspended.
Illustration – if 100 members are entitled to vote, 51 must vote to approve the proposed action. If an association has 100 members, but 10 of those members have had their voting rights validly suspended, then 46 must vote to approve the proposed action (a majority of votes “entitled to be cast”).
“Approval by/of the Members”
“Approval by (or approval of) the members” means approved or ratified by the affirmative vote of a majority of the votes represented and voting at a duly held meeting at which quorum is present. (Corp. Code § 5034.)
Illustration – if an association has 100 members, and the applicable quorum requirement is a majority of the members, at least 51 members must be present (in person, by written ballot and/or by proxy) in order to achieve quorum and allow for the vote to be taken on the proposed action. At least a majority of those present must vote to then approve the proposed action. If 51 members are present, 26 must vote to approve the proposed action. If 90 are present, 46 must to approve the proposed action. This could provide a lower approval threshold than situations where “approval by/of a majority of all members” or “approval by/of the voting power” is required.
“Approval by/of the Voting Power”
“Approval by (or approval of) the voting power” generally means the approval of a majority of all members eligible to vote (i.e., similar to “approval by/of a majority of all members”). (Corp. Code § 5078.)
Illustration – if 100 members are eligible to vote, 51 must vote to approve the proposed action.
“Approval by/of an Authorized Number”
“Approval by (or approval of) an authorized number” means five percent (5%) of the voting power. (Corp. Code § 5036(a).)
Illustration – in an association with a voting power of 100 members (100 members eligible to vote), at least five (5) members vote to approve the proposed action.
A “quorum” of the membership is the minimum number of member votes in person, by proxy and/or by written ballot that is required before the association may conduct business at a membership meeting. (Robert’s Rules, 11th ed., pp. 21, 345.) The quorum requirements are usually contained in provisions of an association’s bylaws or CC&Rs. (See “Member Quorum Requirements.”)
Loss of Quorum
Failure to achieve the required quorum is different from a situation where quorum is first achieved at the beginning of the meeting, but enough members withdraw (leave) from the meeting to leave less than a quorum. In that situation, actions may continue to be taken at the meeting so long as they are approved by at least a majority of members required to constitute a quorum. (Corp. Code § 7512(c); See also “Member Quorum Requirements.”)
Ballots Count Toward Quorum
If a quorum is required by the governing documents, each ballot received by the association’s inspector(s) of elections must be treated as a member present at the meeting for the purposes of establishing quorum. (Civ. Code § 5115(b).)
Adjournment Procedures
If an association fails to achieve quorum, the membership meeting may be adjourned by the vote of a majority of the votes represented either in person or by proxy; however, other than the vote to adjourn the meeting, no other business may be transacted. (Corp. Code § 7512(d).)
Vote to Adjourn – If there is a failure to achieve quorum, the chair of the membership meeting (typically the board president) calls the meeting to order, announces the absence of quorum, and then entertains a motion to adjourn the meeting to a later date. (Robert’s Rules, 11th ed., p. 349.)
Date of Reconvened Meeting – When a meeting is adjourned for a failure to achieve quorum, the time period within which the reconvened meeting must be held is usually dictated in the provisions of the association’s governing documents (typically in the bylaws). Common provisions establish time periods of no less than five (5) and no more than thirty (30) days from the date of the adjourned meeting. No meeting may be adjourned for more than forty-five (45) days. (Corp. Code § 7511(d).)
Notice of Reconvened Meeting – Unless otherwise provided in an association’s bylaws, when a membership meeting is adjourned to another time or place, notice of the reconvened meeting need not be given if the time and place are announced at the meeting at which the adjournment is taken. (Corp. Code § 7511(d).)
Impact on “Record Date” – The record date set for the initial meeting is not modified in connection with the reconvened meeting. (Corp. Code § 7611(b); See also “Record Date for Elections.”)
Special Adjournment Procedures for Board Elections and Recalls
If an association is unable to hold a membership meeting to elect or to recall directors due a failure to achieve quorum, unless a lower quorum is authorized by the association’s governing documents, the association may adjourn the meeting to a later date at which time the quorum required for the meeting will be twenty percent (20%) of the membership voting in person, by proxy, or by secret written ballot received. (Civ. Code § 5115(d)(2); Corp. Code § 7512(e).) The procedural requirements for adjournment are the same as described above, with the following exceptions:
Date of Reconvened Meeting – The reconvened meeting may not be held on a date less than twenty (20) days after the initially adjourned meeting. (Civ. Code § 5115(d)(2); Corp. Code § 7512(e).)
Notice of Reconvened Meeting – Not less than fifteen (15) days prior to the date of the reconvened meeting, the association must provide general notice of the reconvened meeting to the membership that includes:
Quorum Requirement for Reconvened Meeting – Unless a lower quorum is authorized by the governing documents, the quorum required for the reconvened meeting is twenty percent (20%) of the association’s voting members present in person, by proxy, or by secret written ballot received. (Civ. Code § 5115(d)(2); Corp. Code § 7512(e).)
Court Petition to Reduce Quorum
If a meeting cannot be held due to a failure to achieve quorum, the board or any member of the association may file a petition in superior court to either lower the required quorum amount or to dispense with the quorum requirement entirely. (Corp. Code § 7515.)
Directors Continue to Serve
If an annual meeting of the members is not able to be conducted due to a failure to achieve quorum, and thus the election of new directors at the annual meeting is unable to take place, the directors then in office generally continue to serve on the board until successors have been formally elected and qualified (typically at next year’s annual meeting). (Corp. Code § 7220(b).) Any vacancies on the board which were unable to be filled through membership vote at the annual meeting may generally be filled by approval of a majority of the board (by board appointment), subject to certain exceptions. (Corp. Code § 7224; See also “Filling Vacancies on the Board.”)
A “quorum” of the membership is the minimum number of member votes in person, by proxy and/or by written ballot that is required before the association may conduct business at a membership meeting. (Robert’s Rules, 11th ed., pp. 21, 345.) The quorum requirements are usually contained in provisions of an association’s bylaws or CC&Rs. Such provisions typically set the applicable quorum as a simple majority of the association’s voting power.
Default Quorum Requirement
Civil Code Section 5115(b) provides that a “quorum shall be required only if so stated in the governing documents or other provisions of law.” If the governing documents require a quorum but do not specify the quorum amount, and unless otherwise provided in the association’s bylaws or other provisions of law, one-third (1/3) of the voting power of the association, represented in person or by proxy, constitutes a quorum. (Corp. Code § 7512(a).)
Failure to Achieve Quorum
Where the required quorum is not achieved, the membership meeting may be adjourned by a vote of a majority of the votes represented at the meeting either in person or by proxy, but no other business may be transacted. (Corp. Code § 7512(d); See also “Failure to Achieve Quorum.”)
Reduced Quorum for Board Elections and Recalls
Effective January 1, 2024, if an association is unable to hold a membership meeting to elect or to recall directors due its failure to achieve quorum, unless a lower quorum is authorized by the association’s governing documents, the association may adjourn the meeting to a date at least twenty (20) days after the adjourned meeting, at which time the quorum required for the meeting will be percent (20%) of the membership voting in person, by proxy, or by secret written ballot received. (Civ. Code § 5115(d)(2); Corp. Code § 7512(e); See also “Failure to Achieve Quorum.”)
Quorum Set by Statute
For particular matters, provisions of the Davis-Stirling Act may specify the applicable quorum requirement, regardless of anything to the contrary contained in the provisions of an association’s governing documents. For example, where a membership vote is required to increase assessments above a certain amount, Civil Code Section 5605(c) sets the applicable quorum requirement as more than fifty percent (50%) of the association’s members, regardless of anything to the contrary in the association’s governing documents. (See “Limitations on Assessment Increases.”)
Ballots Count Toward Quorum
If a quorum is required by the governing documents, each ballot received by the association’s inspector(s) of elections must be treated as a member present at the meeting for the purposes of establishing quorum. (Civ. Code § 5115(d)(1).)
Loss of Quorum
If the required quorum is achieved at the beginning of a membership meeting, and enough members withdraw (leave) from the meeting to leave less than a quorum, actions may continue to be taken so long as they are approved by at least a majority of the members required to constitute a quorum. (Corp. Code § 7512(c).) For example, assume that the required quorum is fifty (50) members. If sixty (60) members attend the meeting, but then twenty (20) members leave during the meeting, actions may continue to be taken provided that they are approved by at least twenty-six (26) members remaining at the meeting (at least a majority of the members required to constitute a quorum).
Associations are required to adopt and adhere to election rules in connection with elections that require the use of secret ballots. Those election rules must, among other requirements, provide candidates and association members with access to association media and common area meeting spaces for purposes that are reasonably related to the election. (Civ. Code § 5105(a).)
Equal Access to Association Media
The election rules must ensure that if any candidate or member* advocating a point of view in connection with the election is provided access to association media (i.e., newsletters, websites, etc.) during a campaign for purposes that are reasonably related to that election, the association must provide equal access to all candidates and members advocating a point of view on the issue, including points of view that are not endorsed by the board. (Civ. Code § 5105(a)(1).) The association may not edit or redact any content from such communications, but may include a statement specifying that the candidate or member, and not the association, is responsible for the content. (Civ. Code § 5105(a)(1).)
*Director Points of View & Advocacy – The term “member” has been interpreted by the California Court of Appeals to also include directors of the association (members of its board):
“…to the extent board members advocated their point of view in association media, whether expressing a personal viewpoint, or the collective viewpoint shared by a majority of the board members, the text of the equal-access provision straightforwardly applies…while in the midst of an election, the board must either give equal access to opposing viewpoints, or forego the use of association media to advocate [the board’s] viewpoint.” (Wittenburg v. Beachwalk HOA (2013) 217 Cal.App.4th 654, 664-665.)
Thus, where the board utilizes HOA media to advocate its point of view in connection with an election, it must also provide equal access to that media to any member or candidate advocating a point of view on the issue.
Equal Access to Common Area Meeting Spaces
The election rules must also ensure that access is provided to the association’s common area meeting space, if any exists, during a campaign*, at no cost, to all candidates, including those who are not incumbents, and to all members advocating a point of view, including those not endorsed by the board, for purposes reasonably related to the election. (Civ. Code § 5105(a)(2).)
*A “Campaign” May Pertain to Multiple Elections – The term “campaign” does not necessarily apply to a particular election. If an association holds multiple elections in short succession, and those elections pertain to the same generalized matter, the term “campaign” could encompass activities relating to the multiple elections as a collective group for the purpose of challenging the results of the election on the basis that equal access was wrongfully denied. (Wittenburg at 669.)
Violations of Equal Access Requirements; Judicial Enforcement
In an association violates the equal access requirements, a member of the association may bring a civil action for declaratory or equitable relief within one (1) year of the date the cause of action accrues. (Civ. Code § 5145; See also “Legal Challenge to Election.”) Causes of action based upon violations of the equal access requirements may also be brought in small claims court. (Civ. Code § 5145(c).)
Attorney’s Fees – If a member prevails, the member is entitled to his/her reasonable attorney’s fees and court costs, and the court may impose up to five hundred dollars ($500) for each violation. (Civ. Code § 5145(b).) By contrast, if the association prevails, it is not entitled to any of its costs “unless the court finds the action to be frivolous, unreasonable, or without foundation.” (Civ. Code § 5145(b).) However, the term “costs” does not include attorney’s fees; a prevailing association is not entitled to recover its attorney’s fees even where the court finds the action to be frivolous. (That v. Alders Maintenance Corp. (2012) 206 Cal.App.4th 1419, 1428; See also “Legal Challenge to Election.”)
Court Discretion to Void Election Results – When a court finds that an association violated the equal access requirements, or any other requirements applicable to the balloting and election procedures, Civil Code Section 5145 allows a court to void the results of the election. (Civ. Code § 5145(a).) This does not affirmatively require a Court to void the results, but rather gives the Court the discretion to do so. (Wittenburg at 667 and 670.)
Expenditure of Association Funds
Civil Code Section 5135 generally prohibits the use of association funds for “campaign purposes” in connection with board elections and other elections, subject to certain exceptions. (Civ. Code § 5135(a); See also “Association Funds in Campaigns.”) However, association funds may be used in connection with campaign communications that must be provided to comply with the equal access requirements discussed above. (Civ. Code § 5135(b)(2).)
Attorney’s Fees and Costs are not Available to a Moving Party who Secures Interim Injunctive Relief
-Published on HOA Lawyer Blog (March, 2018)
Associations are required to adopt election rules that comply with the requirements set forth in Civil Code Section 5105 in order to conduct any association election that requires the use of secret ballots. (Civ. Code § 5105(a).) To satisfy those requirements, the election rules must:
Delivery of Election Rules with Ballots
The election rules must also require the inspector(s) of election to deliver, or cause to be delivered, at least 30 days before an election: (a) the ballots, and (b) a copy of the election rules. (Civ. Code § 5105(g)(4).)
Election Rules Delivery Methods – Delivery of the election rules as indicated above may be accomplished by individual delivery (e.g., mailing a copy to each member with the ballots) or posting the election rules to an internet website and including the corresponding website address on the ballot together with the phrase, in at least 12-point font:
“The rules governing this election may be found here:”
Candidate Qualifications
The election rules may be used to establish qualifications for candidates for the board as permitted under Civil Code Section 5105(c). (See “Candidate Qualifications.”)
Floor Nominations & Write-Ins
Notwithstanding any other provision of law, the election rules may provide for the nomination of candidates from the floor of membership meetings or nomination by any other matter; those rules may also permit write-in candidates for ballots. (Civ. Code § 5105(b); See also “Candidate Nomination.”)
Adopting & Amending Election Rules
Election rules are “operating rules” within the meaning of Civil Code Section 4355. (Civ. Code § 4355(a)(7).) As such, they may be adopted and amended by the board without membership approval provided that the required amendment procedure mandated by Civil Code Section 4360 is followed (i.e., providing the membership with 28 days notice of a proposed amendment to the election rules). (See “Adopting & Amending Operating Rules.”)
*No Changes to Election Rules within 90 Days of an Election –Election rules may not be changed less than ninety (90) days prior to an election. (Civ. Code § 5105(h).)
The New State of HOA Election Laws – Article published by Tinnelly Law Group