Congratulations on being elected to your HOA board. Whether you volunteered enthusiastically or were drafted because no one else stepped up, you now hold a position of real responsibility. The decisions you make affect your neighbors' property values, quality of life, and financial obligations.
The learning curve can feel steep, but with the right approach your first 90 days can set the tone for a productive and effective term.
Understand Your Fiduciary Duty
As a board member, you owe a fiduciary duty to the association and all of its members --- not just the people who voted for you. Under California law, this means you must act in good faith, in the best interest of the association, and with the care of a reasonably prudent person in a similar position.
In practical terms, this means:
- Making decisions based on facts, not personal preferences or friendships
- Avoiding conflicts of interest and disclosing them when they arise
- Protecting the association's financial assets
- Maintaining confidentiality about executive session discussions
Fiduciary duty is the single most important concept for new board members to internalize. It guides every vote you cast and every decision you support.
Read Your Governing Documents
Before your first board meeting, read the association's CC&Rs, bylaws, and rules and regulations. These documents are the operating manual for your community. They define how assessments are calculated, what architectural changes require approval, how meetings are conducted, and what authority the board has.
You do not need to memorize every clause, but you should understand the general framework. When questions come up during meetings, knowing where to find the answer in your governing documents will save time and prevent missteps.
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Learn How Board Meetings Work
California HOA board meetings are governed by the Davis-Stirling Act, not Robert's Rules of Order (although many boards use Robert's Rules as a procedural guide). Key requirements include:
- Notice: Regular meetings require at least four days' notice posted in a prominent location. Special meetings require the same.
- Open meetings: Homeowners have the right to attend and observe board meetings. The board may only enter executive session for specific topics such as litigation, personnel, and member discipline.
- Agendas: The board should not take action on items not listed on the posted agenda, with limited exceptions for urgent matters.
- Minutes: Meeting minutes must be recorded and made available to members. Minutes should capture actions taken, not transcribe every discussion.
Understanding meeting procedures helps you participate effectively and ensures the board operates within legal boundaries.
Get to Know the Finances
Request and review the association's most recent financial statements, annual budget, and reserve study. Understand how much money the association has in its operating and reserve accounts, whether the budget is on track, and what major expenses are anticipated in the coming years.
If the financial reports are confusing, ask your professional partner or treasurer to walk you through them. Financial literacy is essential for responsible governance, and there is no shame in asking questions early.
Build Relationships, Not Factions
HOA boards function best when members work collaboratively, even when they disagree. Introduce yourself to fellow board members, your professional team, and key vendors. Listen more than you speak in your first few meetings. Understand the history behind ongoing issues before proposing changes.
Avoid forming alliances or taking strong public positions on contentious issues before you have the full picture. Boards that fracture into factions become ineffective and often attract costly litigation.
Set Realistic Expectations
You will not fix every problem in your first year. Some issues have been building for decades. Focus on learning the fundamentals, contributing constructively to discussions, and supporting decisions that are well-reasoned and legally sound. The best board members are those who show up prepared, listen carefully, and act thoughtfully.
Your willingness to serve your community is commendable. Take the time to build a strong foundation, and your contributions to the board will be both meaningful and lasting.