Nebraska

Nebraska Annual General Meeting Requirements for Condos, Co-Ops, and HOAs

Each year the board of directors must choose a date for the annual meeting of members. As difficult as it is to coordinate directors' schedules for board meetings, it is worse to try to find a date for the annual meeting that will work for as many members as possible. There must be a better way to hold association meetings. BuildingBoard has found it.

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Population

1,934,408

Housing Units

851,227

Owner Occupied

66.10%

Associations

1,000 - 2,000

Simplify Your Board Meetings in Nebraska With BuildingBoard

BuildingBoard gives your members and directors remote access to live meetings. Without downloading complicated software or apps that take up room on your smart devices, you can access live association meetings by visiting a website. Our easy-to-use system allows members to participate in the meeting and submit votes simultaneously with other members.

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Risks of Missing a Quorum in Nebraska

Missing a quorum is frustrating. However, it can be costly and cause serious problems for the association. 

Without a quorum, you cannot conduct business. You cannot elect directors. If an urgent matter is on the schedule for a vote, you may need to invoke emergency powers.

With remote access, your members are more likely to attend meetings. They do not need to leave home or work to rush to a meeting. All they need is to go to the website and join the live meeting.

Annual General Meeting Requirements

The annual meeting is held to conduct business that impacts the entire community. However, these meetings may also provide owners and shareholders the opportunity to voice concerns or issues.

Condos

The Nebraska Condominium Act applies to all condominiums created after January 1, 1984. Portions of the Act also apply to condominiums created before that date.

A meeting of the association is required each year. Notice of the annual meeting must be given to unit owners no more than 50 days, before but at least ten days before, the meeting date. The notice must contain the time and place of the meeting and the items on the agenda.

A quorum at an annual meeting is present if at least 35 percent of the votes cast for the executive board's election is present in person or by proxy at the beginning of a meeting. The bylaws may provide a different number or percentage for a quorum.

Votes may be cast in person or by proxy. However, no votes for a unit owned by the association may be cast.

Many condominium associations are organized as nonprofit corporations. Therefore, they are subject to the Nebraska Nonprofit Corporation Act discussed in the next section.

Co-Ops and HOAs

Most HOAs and co-ops are organized as nonprofit corporations. Therefore, they are subject to the Nebraska Nonprofit Corporation Act

An annual meeting is required at a time stated in the bylaws. Notice of the annual meeting must be fair and reasonable. The association meets the fair and reasonable requirement by providing notice of the meeting to members at least ten days but not more than 60 days before the meeting date. However, if the notice is mailed to members other than by first-class or registered mail, the minimum notice period is 30 days.

Votes may be made by written ballot, provided they follow the requirements in the code. Unless the bylaws provide for a higher or lower quorum, a quorum is present when ten percent of the votes to be cast on a matter are present. However, unless one-third of the voting power is present, only matters described in the meeting notice may be voted upon at an annual meeting.

Unless the articles or bylaws prohibit or restrict proxy voting, members may cast their votes by proxy.

Virtual Annual Meetings in Nebraska

The Condominium Act does not discuss remote access for annual meetings.

However, §21-1951 of the Nonprofit Corporation Act states that members may participate in annual or regular meetings through any use of communication that allows all members to participate simultaneously. A member participating remotely is deemed present at the meeting. The bylaws or articles could restrict or prohibit remote or electronic participation in association meetings.

Hold Your Nebraska Annual Board Meetings Virtually with BuildingBoard

BuildingBoard is easy to use, convenient, and avoids problems reaching quorums. Schedule your meeting, invite members via email, and conduct the vote on the day of the meeting. Your members vote via their smartphone or computer.

Are you ready to simply your annual meetings? Contact BuildingBoard to learn more about our services and to schedule a demo.

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