Georgia HOA Meetings & Governance Guide

Key Points

• Many Georgia HOAs are governed by the Georgia Property Owners’ Association Act (POAA)
• Associations not submitted to POAA are governed primarily by their governing documents and nonprofit law
• Most Georgia HOAs are nonprofit corporations subject to Title 14 of the Georgia Code
• Meeting notice, openness, and quorum rules are a mix of statutory requirements and document-based authority

Official Statutes & References

• Georgia Property Owners’ Association Act (O.C.G.A. §44-3-220 et seq.)
• Georgia Nonprofit Corporation Code (Title 14)
• Robert’s Rules of Order (Overview)

Process Timeline

1. Determine Applicability of POAA (Day -30): Confirm whether the association has submitted to the Georgia Property Owners’ Association Act, as this determines statutory meeting requirements.
2. Identify Meeting Type (Day -30 to Day -21): Determine whether the meeting is a board meeting, annual member meeting, special member meeting, or committee meeting.
3. Review Governing Documents (Day -30): Confirm notice timing, quorum thresholds, proxy rules, voting rights, and whether electronic or hybrid meetings are permitted.
4. Send Meeting Notice (Day -21 to Day 0): Provide notice to members or directors in accordance with POAA (if applicable) and the governing documents.
5. Establish Quorum (Day 0): Confirm quorum at the start of the meeting based on attendance and proxies as authorized.
6. Conduct Meeting & Record Actions (Day 0 to Day +30): Follow the agenda, manage motions and votes, and record official actions in meeting minutes.

Requirements

Member Meeting Notice Requirements

• If subject to POAA, member meetings generally require at least 21 days’ notice
• Notice must include date, time, location, and purpose of the meeting
• Special meetings must clearly state the business to be conducted

Board Meeting Requirements

• If subject to POAA, board meetings generally require advance notice posted conspicuously in the community
• Board meeting notice timing is typically at least 3 business days unless the bylaws require more
• Board meetings are generally open to members unless executive session applies

Executive / Closed Sessions

• Permitted for legal consultations, pending litigation, or confidential matters
• Votes should generally be taken in open session unless otherwise permitted
• Closed-session authority should be documented in minutes

Quorum & Voting Rules

• Member quorum is defined by the declaration or bylaws
• Board quorum is typically a majority of directors unless stated otherwise
• Proxies are allowed if authorized by the governing documents or POAA

Frequently Asked Questions

Are HOA board meetings required to be open to members in Georgia?

Yes, for associations subject to POAA. Board meetings are generally open to members except for permitted executive-session topics.

Can Georgia HOAs hold virtual or electronic meetings?

Yes, if permitted by the governing documents and consistent with the Georgia Nonprofit Corporation Code.

What if an HOA is not subject to POAA?

Meeting procedures are governed primarily by the declaration, bylaws, and nonprofit corporation law, with fewer statutory defaults.

What happens if quorum is not met at a member meeting?

The meeting may be adjourned or rescheduled as permitted by the governing documents. Reduced quorum rules apply only if authorized.

Do Robert’s Rules of Order automatically apply to Georgia HOAs?

No. Robert’s Rules apply only if adopted by the governing documents or board policy.