The scene was tense, with shouting, threats, and concerns about objects being thrown. Despite repeated pleas for quiet, anger and tension hung over the room. Menacing faces glared at the speaker in front at the head table. Is this a description of the latest episode of the Jerry Springer Show? No, it’s just another dysfunctional association board meeting.

If you serve on the board of a condominium, townhome, or homeowner’s association you may have experienced such a chaotic event. This behavioral phenomenon occurs gradually over time, as homeowners and even some board members are not challenged and corrected on their behavior with regard to HOA meeting conduct. Thus shouting, threats, and yes, even chair throwing are considered acceptable actions.

It does not need to be this way. If your association has fallen into this rut, there are practical and essential steps to regain control.

Stop the Disrupters

Provide the guidelines at the start of EVERY meeting. The board president of our best-run association opens each meeting with an announcement to this effect: “Before we start, I want to explain how we conduct the meeting. First, the Board will conduct our routine business. You are welcome to observe and take notes, but please hold your questions. When the business portion of the meeting is done, you will have an opportunity for comments and questions.”

The business meeting should follow a set format, such as the following:

  1. Call to Order
  2. President’s Report
  3. Approval of Minutes
  4. Treasurer’s Report
  5. Management Report
  6. Old Business
  7. New Business

After the conclusion of New Business, if there is no other business to conduct, the Q&A portion of the meeting begins. Again, it is best to remind the members of the HOA meeting conduct guidelines, with instructions such as: “Now we will open up the meeting to questions from homeowners. So that everyone has an opportunity, please limit your comments and questions to 5 minutes. In addition, please state your name and unit address before you start your comments.” This provides more behavioral boundaries and stating their name and address also reinforces accountability for their comments.

Many associations also provide a time limit for the Q&A period, usually no more than 20-30 minutes, unless a controversial issue (i.e., special assessment) is being discussed.

To further emphasize the “board members only” comment rule during the business portion of the meeting, it is helpful to place the tables in front of the meeting room in a u-shape, so that the Board is facing each other and not directing their comments to the audience. The open end of the U should face the audience, but they will only be addressed directly during the Q&A session.

The Outcome

If your association has grown accustomed to out of control meetings, it may take several reminders to enforce this behavior. It is important to be vigilant about enforcement and not allow out-of-turn comments. As stated before, the behavioral guidelines for HOA meeting conduct should be stated before EVERY meeting. Each meeting may have new homeowners in attendance who are not aware of proper HOA meeting conduct. Repeating the guidelines also enforces that the board is serious about enforcement and will not allow exceptions.

Finally, for homeowners who refuse to comply, even after a reminder, there is a simple process: (1) tell them that further disruptions will cause the meeting to be adjourned, and if they persist, (2) adjourn the meeting. If a disruptive homeowner still refuses to leave, call the police. Security may be required at future meetings until the guidelines are followed. Fortunately, this extreme step is seldom necessary.

If meeting behavior is not a problem for your association, be thankful. But if your meetings have grown out of control, this process will get them back on track. You never know, Jerry Springer may even be calling you for advice.

Ken Bertolucci

Ken Bertolucci

Principal at NS Management
Ken’s background as a building owner, developer, marketing director and entrepreneur provides a rich and diverse knowledge base to advise his community association clients. As Principal of NS Management, Ken specializes in working with associations that have been neglected or are making the transition to professional management. His approach is to apply disciplined and consistent policies that address deferred maintenance, past due collections, and frustrated homeowners. As a building owner and developer, Ken has directed the rehabilitation of many multi-family properties that provide affordable housing to the community. He also serves as an expert witness in Condominium-related litigation matters. Ken is a certified manager of community associations (CMCA), an Illinois licensed community association manager, and a graduate of California State University. Please visit our company website at www.nsmanagement.net for more information.
Ken Bertolucci

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