NRS 116.3108
Meetings of units� owners of association; opening and counting of ballots for election of members of executive board required; frequency of meetings; calling special meetings; requirements concerning notice and agendas; requirements concerning minutes of meetings; right of units� owners to mak...
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Statutory text
����� 1. A meeting of the units� owners must be
held at least once each year at a time and place stated in or fixed in
accordance with the bylaws. If the governing documents do not designate an
annual meeting date of the units� owners, a meeting of the units� owners must
be held 1 year after the date of the last meeting of the units� owners. If the
units� owners have not held a meeting for 1 year, a meeting of the units�
owners must be held on the following March 1. At the annual meeting of the
units� owners held pursuant to this subsection, the ballots for the election of
members of the executive board must be opened and counted.
����� 2. An association shall hold a special
meeting of the units� owners to address any matter affecting the
common-interest community or the association if its president, a majority of
the executive board or units� owners constituting at least 10 percent, or any
lower percentage specified in the bylaws, of the total number of votes in the
association request that the secretary call such a meeting. To call a special
meeting, the units� owners must submit a written petition which is signed by
the required percentage of the total number of voting members of the
association pursuant to this subsection and which is mailed, return receipt
requested, or served by a process server to the executive board or the
community manager for the association. If the petition calls for a special
meeting, the executive board shall set the date for the special meeting so that
the special meeting is held not less than 15 days or more than 60 days after
the date on which the petition is received. The association shall not adopt any
rule or regulation which prevents or unreasonably interferes with the
collection of the required percentage of signatures for a petition pursuant to
this subsection.
����� 3. Not less than 15 days or more than 60
days in advance of any meeting of the units� owners, the secretary or other
officer specified in the bylaws shall cause notice of the meeting to be given
to the units� owners in the manner set forth in NRS 116.31068 . The notice of the meeting
must state the time and place of the meeting and include a copy of the agenda
for the meeting. The notice must include notification of the right of a unit�s
owner to:
����� (a) Have a copy of the minutes or a summary of
the minutes of the meeting provided to the unit�s owner upon request, in
electronic format at no charge to the unit�s owner or, if the association is
unable to provide the copy or summary in electronic format, in paper format at
a cost not to exceed 25 cents per page for the first 10 pages, and 10 cents per
page thereafter.
����� (b) Speak to the association or executive board,
unless the executive board is meeting in executive session.
����� 4. The agenda for a meeting of the units�
owners must consist of:
����� (a) A clear and complete statement of the topics
scheduled to be considered during the meeting, including, without limitation,
any proposed amendment to the declaration or bylaws, any fees or assessments to
be imposed or increased by the association, any budgetary changes and any
proposal to remove an officer of the association or member of the executive
board.
����� (b) A list describing the items on which action
may be taken and clearly denoting that action may be taken on those items. In
an emergency, the units� owners may take action on an item which is not listed
on the agenda as an item on which action may be taken.
����� (c) A period devoted to comments by units� owners
regarding any matter affecting the common-interest community or the association
and discussion of those comments. Except in emergencies, no action may be taken
upon a matter raised under this item of the agenda until the matter itself has
been specifically included on an agenda as an item upon which action may be
taken pursuant to paragraph (b).
����� 5. The secretary or other officer
specified in the bylaws shall cause minutes to be recorded or otherwise taken
at each meeting of the units� owners. Not more than 30 days after each such
meeting, the secretary or other officer specified in the bylaws shall cause the
minutes or a summary of the minutes of the meeting to be made available to the
units� owners. Except as otherwise provided in this subsection, a copy of the
minutes or a summary of the minutes must be provided to any unit�s owner upon
request, in electronic format at no charge to the unit�s owner or, if the
association is unable to provide the copy or summary in electronic format, in
paper format at a cost not to exceed 25 cents per page for the first 10 pages,
and 10 cents per page thereafter.
����� 6. Except as otherwise provided in
subsection 7, the minutes of each meeting of the units� owners must include:
����� (a) The date, time and place of the meeting;
����� (b) The substance of all matters proposed,
discussed or decided at the meeting; and
����� (c) The substance of remarks made by any unit�s
owner at the meeting if the unit�s owner requests that the minutes reflect his
or her remarks or, if the unit�s owner has prepared written remarks, a copy of
his or her prepared remarks if the unit�s owner submits a copy for inclusion.
����� 7. The executive board may establish
reasonable limitations on materials, remarks or other information to be
included in the minutes of a meeting of the units� owners.
����� 8. The association shall maintain the
minutes of each meeting of the units� owners until the common-interest
community is terminated.
����� 9. A unit�s owner may record on audiotape
or any other means of sound reproduction a meeting of the units� owners if the
unit�s owner, before recording the meeting, provides notice of his or her
intent to record the meeting to the other units� owners who are in attendance
at the meeting.
����� 10. The units� owners may approve, at the
annual meeting of the units� owners, the minutes of the prior annual meeting of
the units� owners and the minutes of any prior special meetings of the units�
owners. A quorum is not required to be present when the units� owners approve
the minutes.
����� 11. As used in this section, �emergency�
means any occurrence or combination of occurrences that:
����� (a) Could not have been reasonably foreseen;
����� (b) Affects the health, welfare and safety of the
units� owners or residents of the common-interest community;
����� (c) Requires the immediate attention of, and
possible action by, the executive board; and
����� (d) Makes it impracticable to comply with the
provisions of subsection 3 or 4.
Synced from the Florida Legislature’s official site. Verify the current version before citing.
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Reference only — not legal advice. Verify the current official text on leg.state.fl.us before citing. Printed from Common Elements (May 22, 2026).