“Open” here means open to association members / unit owners — not the general public. These are private-association statutes, not public-body sunshine laws (though several, like California’s, are explicitly modeled on their state’s public open-meeting act).
Governing Law: Arizona Revised Statutes (A.R.S.) §33-1804 (Planned Communities) and §33-1805.
Open Meetings (§33-1804(A)): All meetings of the association, the board, and regularly scheduled committees are open to all members. Members in attendance must have the opportunity to speak during deliberations.
Notice and Agenda (§33-1804(D)): After declarant control ends, notice of board meetings and agendas must be given at least 48 hours in advance.
Executive Sessions (§33-1804): Closed portions limited to legal advice, pending/contemplated litigation, personal/health/financial information about members or employees, personnel matters, and discussion of a member’s violation appeal. No action may be taken in closed session.
Minutes (§33-1805): Available within 10 business days of a written request.
Source: Arizona Legislature — SB1290 Summary
California — The Most Detailed Framework
Governing Law: Civil Code §§ 4900–4950 (Davis-Stirling Common Interest Development Act), modeled after the Ralph M. Brown Act for government bodies.
Open Meetings (§4925): Board meetings must be open to members. Members may observe and address the board during designated open forum periods. The definition of “board meeting” under Civil Code §4090 requires a quorum gathering at the same time and place to hear, discuss, or deliberate on association business.
Notice and Agenda (§4920): Notice of each meeting and the agenda must be posted in a prominent location accessible to members at least 4 days before the meeting. The agenda must list all items the board will discuss or act upon. The board may not discuss or take action on items not on the posted agenda, except for emergency situations or items that could not have been anticipated.
Executive Sessions: Limited to specific topics — litigation, member discipline hearings, personnel matters, and formation of contracts. No final action may be taken in executive session on matters requiring membership vote.
Minutes (§4950): Minutes must be made available to members within 30 days of the meeting. Minutes must include a record of all motions made and votes taken.
Source: Davis-Stirling Act — Open Meetings
Governing Law: Colorado Common Interest Ownership Act (CCIOA), C.R.S. §38-33.3-308 and §38-33.3-317.
Open Meetings (§38-33.3-308(2)(a)): All regular and special board and committee meetings must be open to all members, notwithstanding anything to the contrary in the governing documents (§38-33.3-308(2.5)(a)).
Notice: The association may require a written request at least 10 days before records inspection (§38-33.3-317(2)(a)). No specific statutory agenda-posting requirement.
Minutes (§38-33.3-317(4.5)): Available for inspection within 30 calendar days of a written request sent by certified mail. Penalties of $50/day can begin on the 11th business day of noncompliance.
Source: Colorado HOA Law — CCIOA
Governing Law: Connecticut Common Interest Ownership Act (CIOA), CGS §47-250 et seq.
Open Meetings (§47-250(b)): Board meetings must be open to unit owners and their representatives, except during executive sessions. The board must meet at least twice per year.
Notice (§47-250(b)): The board must provide unit owners with notice of board meetings (specific period set by bylaws or board policy).
Executive Sessions (§47-250(b)): May be held only during a regular or special board meeting, and only for limited reasons (labor/personnel matters, legal consultation with attorney). No final vote or action may be taken during an executive session.
Member Comment (§47-250(b)): At each board meeting, the board must provide a reasonable opportunity for unit owners to comment on any matter affecting the common interest community.
Materials (§47-250(b)): Copies of materials distributed to the board before the meeting must be made reasonably available to unit owners (except unapproved minutes or executive session materials).
Minutes (§47-260(a)): Associations must retain minutes of all board meetings other than executive sessions. Minutes must indicate how each board member voted on any final action, unless the board approved unanimously or without objection.
Action Without Meeting (§47-250(b)): The board may act by two-thirds written consent; the secretary must promptly notify all unit owners of any such action.
Rule Changes: At least 10 days before adopting, amending, or repealing any rule, the board must give all unit owners notice with the text of the rule and the date when the board will act.
Source: Connecticut General Assembly — Condominium Executive Boards Report
Governing Law: Florida Statutes Chapter 720, specifically §720.303.
Open Meetings (§720.303(2)): Board meetings must be open to all members. Members may record meetings (with notice). Meetings must be held at accessible locations for handicapped persons upon request.
Notice and Agenda (§720.303(2)(c)): Notice must specifically identify agenda items and be posted in a conspicuous place at least 48 hours in advance, or mailed/delivered to each member at least 7 days in advance. Emergency meetings are exempt.
Executive Sessions: Only for meetings between the board and its attorney regarding proposed or pending litigation, or for discussing personnel matters.
Minutes (§720.303(3), (5)): Minutes of all meetings of the members and of the board of directors must be maintained in written form (or convertible to written form). A vote or abstention on each matter voted upon must be recorded in the minutes for each director present. Minutes must be retained for at least 7 years (§720.303(3)(f)). Official records, including minutes, must be made available to a member for inspection or copying within 10 business days after receipt of a written request (§720.303(5)); failure to comply within that window creates a rebuttable presumption of willful noncompliance and can trigger statutory minimum damages of $50/day up to 10 days.
Source: Florida Statutes Chapter 720
The Georgia Property Owners’ Association Act contains no explicit open-board-meeting mandate. Meeting-access practices are governed by the association’s declaration and bylaws. Records requests (including minutes) generally follow the Georgia Nonprofit Corporation Code, O.C.G.A. §14-3-1602, which requires availability within 10 business days of a written demand.
Governing Law: Common Interest Community Association Act (CICAA), 765 ILCS 160/1-25 et seq.
Open Meetings (§1-25): Board meetings must be open to any unit owner. Closed sessions permitted for enumerated exceptions (litigation, personnel, unpaid assessments). Votes on those matters must still be taken in open session.
Notice and Agenda (§1-25): At least 48 hours written notice posted at a conspicuous location or sent to members. Notice must include the agenda.
Minutes (§1-30(i), §1-40): Must be kept and retained for at least 7 years. Available within 30 days of a written request. Minutes should be approved at the next meeting and posted within 30 days as best practice.
Member Meetings: Annual meeting required with 10–30 days notice including agenda and open board positions.
Source: Illinois HOA Laws: CICAA Guide
The Massachusetts Condominium Act does not require open board meetings. Some boards voluntarily hold open meetings, but it is not legally mandated. Minutes accessibility is also not statutorily required for unit owners, though it is recommended by practitioners.
Source: New England Condo — Open Meetings Q&A
Governing Law: Nevada Revised Statutes (NRS) Chapter 116, specifically NRS 116.3108 and 116.31083.
Open Meetings: Board meetings must be open to members.
Notice and Agenda (NRS 116.31083(2), (5)): Notice of board meetings at least 10 days in advance, with the agenda included. Unit owner meetings require 15–60 days notice with agenda (NRS 116.3108(3)).
Minutes (NRS 116.31083): Minutes or a summary must be available within 30 days of the meeting.
Source: NRS Chapter 116
Governing Law: N.J.S.A. 45:22A-21 et seq. (Planned Real Estate Development Full Disclosure Act) and N.J.A.C. 5:26-8.12.
Open Meetings (N.J.A.C. 5:26-8.12(a)): Any meeting at which a binding vote is to be taken must be open to all association members and voting-eligible tenants. Binding votes taken in non-open meetings are violations. Conference/working sessions at which no binding votes are taken are not subject to open meeting requirements (per N.J.S.A. 45:22A-46).
Notice (N.J.A.C. 5:26-8.12(c)): At least 7 days advance notice to all association members and voting-eligible tenants, in addition to posted open meeting schedule.
Reference to Open Public Meetings Law: The regulations reference New Jersey’s Senator Byron M. Baer Open Public Meetings Law (N.J.S.A. 10:4-1 et seq.) as the model framework.
Source: New Jersey DCA — PRED Rule Adoption
New York has no statewide HOA open meeting statute comparable to California’s Davis-Stirling Act. A New York HOA’s powers and members’ rights come first from the recorded declaration/CC&Rs, bylaws, and rules, then from whichever corporate statute the association was organized under (Not-for-Profit Corporation Law or Business Corporation Law). Board-meeting openness is governed by the bylaws. Member meeting notice: 10–50 days (N-PCL §605). New York’s separate Open Meetings Law (N.Y. Public Officers Law Article 7) applies only to public bodies (government agencies, boards, commissions), not to private HOAs or condominium associations.
Source: Grihak — New York HOA Laws
Governing Law: North Carolina Planned Community Act, G.S. §47F-3-108 (meetings) and §47F-3-118 (records).
Open Meetings (§47F-3-108(b)): The executive board must, at regular intervals, allow lot owners to attend a portion of each board meeting to comment on association matters. This falls short of the full open-meeting mandate found in states like California or Virginia.
Notice and Agenda (§47F-3-108(a)): Notice of annual and special association (owner) meetings must be given not less than 10 nor more than 60 days in advance and must state the agenda items, including any proposed amendments or budget changes. Executive board meeting notice schedules are typically set by bylaws.
Minutes (§47F-3-118): Association records, including minutes, must be “reasonably available” for examination by members; the statute does not set a fixed statutory day-count for production.
Under O.R.C. §5312.04, planned-community board meetings are closed by default — no owner other than a director may attend or participate unless the board expressly authorizes it. This is the opposite default rule from states like California and Florida. Records and minutes availability follows the association’s governing documents, with no fixed statutory day-count.
Governing Law: ORS 94.644.
Open Meetings (§94.644(1)): All board meetings open to owners’ attendance. Owners do not have a statutory right to participate unless provided in governing documents.
Notice (§94.644(6)): For planned communities where the majority of lots are principal residences, notice must be posted on the property at least 3 days before the meeting, or mailed at least 14 days in advance.
Source: ORS 94.644
Governing Law: Uniform Planned Community Act (UPCA), 68 Pa.C.S. §§5101 et seq., specifically §5308, §5310, §5316.
Open Meetings (§5308(c)): Board meetings must be open to unit owners. Executive sessions permitted (§5308(d)) for pending/probable litigation, matters involving specific unit owners, personnel matters, and contract negotiations. Board must reconvene in open session before any binding vote.
Notice (§5308, §5310): For member meetings, notice of at least 10 days and not more than 60 days before the meeting, hand-delivered or mailed. Notice must state time, place, and agenda items. For board meetings, reasonable notice as defined in bylaws (commonly 48–72 hours).
Agenda (§5310): Notice must state items on the agenda, including the general nature of any proposed amendment, budget/assessment changes, and proposals to remove directors.
Minutes (§5316): The association must maintain “minutes of all meetings of the unit owners and the executive board.” These are official records subject to unit owner inspection during normal business hours.
Source: Pennsylvania Statutes — Title 68, Chapter 53
Governing Law: Rhode Island Condominium Act, R.I. Gen. Laws Chapter 34-36.1, specifically Section 34-36.1-3.08 (Meetings). A separate, general Homeowners’ Association Act (covering non-condominium HOAs of 10+ parcels) has been proposed in the legislature but is not yet enacted.
Current law — no general open board-meeting mandate: Unlike California, Florida, Texas, Virginia, or Connecticut, Rhode Island’s current condominium statute does not contain a general requirement that executive board (as distinct from unit owner) meetings be open to unit owners. Board-meeting openness is currently left to the association’s declaration and bylaws.
Unit owner (annual/special) meetings — Section 34-36.1-3.08(a)-(b):
- A meeting of the association (unit owners) must be held at least once each year.
- Special meetings may be called by the president, a majority of the executive board, or by unit owners holding 20% (or a lower bylaw-specified percentage) of the association’s votes.
- Notice must be given not less than 10 nor more than 60 days before any unit owner meeting, hand-delivered or mailed to each unit’s address.
- The notice must state the time and place of the meeting and the agenda items, including the general nature of any proposed declaration/bylaw amendment, budget changes, and any proposal to remove a director or officer.
Records inspection — Section 34-36.1-3.18: Unit owners have the right to inspect association records, including financial statements and meeting minutes, though current law does not specify a fixed response deadline comparable to Florida’s or Texas’s.
Quorum — Section 34-36.1-3.09: Absent a different bylaw provision, quorum for a unit owners’ meeting is 20% of votes; for an executive board meeting, 50% of board votes.
Pending reform (not yet law): During the 2026 legislative session, companion bills (S 2899 / H 7854) proposed amending Section 34-36.1-3.08 to add, for the first time, an explicit open-meeting mandate — regular and special executive board meetings open to unit owners (with limited executive sessions for privileged legal communications, personnel matters, or specific owners’ delinquencies), 5 days’ notice for regular board meetings and 24 hours for special board meetings, a mandatory owner-comment period before votes, and minutes made available within 30 days after approval. A related bill (H 8273) proposed a freestanding Rhode Island Homeowners’ Association Act with similar open-meeting, notice, and fiduciary-duty provisions for non-condominium HOAs. Both bills died without a House vote at the end of the 2026 session (the Senate passed a substitute of the meeting-notice bill, but the House Corporations Committee never scheduled a vote). A companion resolution did pass, creating a legislative study commission to review Rhode Island’s condominium law — so renewed legislative activity in this area is likely.
Bottom line for Rhode Island: Under current law, board-meeting openness, agenda posting for board meetings, and board-minutes availability deadlines are matters of the association’s own governing documents, not state statute — a meaningfully weaker statutory floor than neighboring Connecticut’s CIOA or Virginia’s POAA. Watch for legislative developments from the newly created study commission.
Sources: R.I. Gen. Laws § 34-36.1-3.08 (current), 2026 Senate Bill S 2899 text, 2026 House Bill H 8273 text, CAI Rhode Island 2026 End-of-Session Report
Governing Law: Texas Property Code §209.005 and §209.0051 (Residential Property Owners Protection Act), significantly expanded by SB 1588 (effective September 1, 2021).
Open Meetings (§209.0051(c)): Regular and special board meetings must be open to owners.
Notice and Agenda (§209.0051(e)): Posted or emailed notice required at least 144 hours (6 days) before a regular board meeting and 72 hours (3 days) before a special board meeting. Notice must include the agenda. Alternatively, mailed notice may be given 10–60 days in advance.
Minutes (§209.005(e)): Minutes must be made available within 10 business days of a written request (via certified mail), extendable up to 15 additional days with written notice.
Source: Texas Property Code §209.005
Governing Law: Virginia Property Owners’ Association Act (POAA), §55.1-1815 and §55.1-1816.
Open Meetings (§55.1-1816(A)): All board meetings, including committee and subcommittee meetings, must be open to all members of record. The board may not use work sessions or informal gatherings to circumvent open meeting requirements. Secret or written ballot votes are prohibited (except for officer elections).
Notice (§55.1-1816(B)): Notice of time, date, and place published where reasonably available to a majority of lot owners. At least 3 days advance written notice required for board meetings where assessments or fines will be levied, and before executive sessions. Members may request continual notification (annually in writing).
Agenda (§55.1-1816(B)): At least one copy of all agenda packets and materials furnished to board members must be made available for member inspection at the same time they are furnished to the board (except executive session materials).
Member Comment (§55.1-1816(D)): A designated comment period must be provided at each meeting. At special or limited-topic meetings, comments may be limited to agenda topics.
Executive Sessions (§55.1-1816(C)): Permitted only for personnel matters, legal counsel, contracts/litigation/rule violations, and member personal liability. Requires affirmative open-session vote stating the specific purpose. No action taken in executive session is effective until the board reconvenes in open session and votes, with the substance reasonably identified.
Recording: Any member may record any portion of an open meeting.
Minutes (§55.1-1815): Minutes must be recorded and made available. Records requests must be fulfilled within 10 business days.
Source: Virginia Code §55.1-1816
Governing Law: Washington Uniform Common Interest Ownership Act (WUCIOA), RCW 64.90 (effective January 1, 2026, fully replacing legacy statutes by January 1, 2028).
Open Meetings (§64.90.445): All board and committee meetings must be open to unit owners; this is not discretionary, except during permitted executive sessions.
Notice (§64.90.445): Regular board meetings require at least 14 days advance written notice; urgent/special meetings require at least 7 days. Notice must include the agenda topics and, if applicable, remote participation instructions.
Member Comment (§64.90.445(1)(a)): The board must provide a minimum 15-minute owner comment period before any board vote.
Minutes (§64.90.495): Records requests acknowledged within 10 business days; fulfilled within 21 business days.
Source: HOA Weekly — Washington Governing Statute
- Open meeting mandate: Most states with significant HOA populations require board meetings to be open to members. Notable exceptions (under current law): New York, Ohio, Massachusetts, Georgia, and Rhode Island (which currently addresses only unit-owner meeting notice/agenda, not general board-meeting openness, though 2026 reform bills to add an open-meeting mandate died in committee).
- Advance notice: States that require open meetings also require advance notice — typically 48 hours to 14 days, depending on the state.
- Agenda requirements: Many states require the agenda to be posted or distributed with the meeting notice. California, Florida, Texas, Nevada, Illinois, Virginia, and Pennsylvania all have explicit agenda requirements.
- Minutes: Most states require minutes to be recorded and made available to members, with deadlines ranging from 7 to 30 days. Retention periods vary (Illinois: 7 years; Connecticut: per §47-260).
- Executive sessions: Where permitted, executive sessions are narrowly limited to specific topics — litigation, personnel, legal advice, contract negotiations, and member discipline. Most states require that any final action be taken in open session, not in executive session.
- Member comment periods: Several states (California, Connecticut, Virginia, Arizona, Illinois) require the board to provide a designated time for member comments during meetings.
- Recording rights: Several states (Florida, Texas, Virginia, Illinois) explicitly grant members the right to audio or video record open meetings.