Thursday May 21, 2026
What are HOA meeting laws?
HOA meeting laws are state requirements that govern how an association conducts board and member meetings. In Arizona planned communities, they focus on open meetings, notice and agenda timing, member speaking rights, limited executive session topics, and basic recordkeeping expectations.Arizona HOA meeting laws
Rules about HOA meetings in Arizona tend to come from a few key laws:
- Arizona Planned Communities Act: HOA-specific rules for planned communities, covering owner rights and common HOA topics like open meetings, notice and agendas, records access, assessments, enforcement procedures, and some owner protections.
- Arizona Nonprofit Corporation Act: General corporate rules that apply to many HOAs because they are organized as nonprofit corporations, including how directors are elected, how member votes work, officer roles, corporate filings, and basic governance mechanics.
- Federal Fair Housing Act: Anti-discrimination rules that can affect how associations conduct and manage meetings, especially when addressing disability-related requests, access to meeting spaces, communication methods, and consistent treatment of members.
- Arizona Fair Housing law: State-level protections that work alongside federal fair housing requirements and may also apply when associations plan, notice, and hold meetings in a way that affects members’ ability to attend, participate, or request accommodations.
Key statutes
Open meetings
Board and association meetings must be open to members (or their designated representatives), except for limited executive session topics (A.R.S. § 33-1804(A)).Notice and agenda timing
Unless your governing documents say otherwise, board meetings held after the termination of declarant control must provide notice at least 48 hours in advance, and the agenda must be available to members in advance as well (A.R.S. § 33-1804(D)).Member right to speak
Members must be given an opportunity to speak at an appropriate time before the board takes formal action on an agenda item, with reasonable time restrictions (A.R.S. § 33-1804(A)).Closed session limits
The board may close a portion of a meeting only for specific topics listed in the statute, and the discussion must stay limited to those topics (A.R.S. § 33-1804(A)). Executive session topics generally include:- Legal advice from the association’s attorney
- Pending or contemplated litigation
- Private personal, health, or financial information about an individual
- Personnel matters involving an individual employee or contractor employee
- A member’s appeal of a violation or penalty, unless that member asks for an open session
Emergency meetings
After the termination of declarant control, board emergency meetings can be held without 48-hour notice only for issues that cannot be delayed, and the emergency reason should be reflected in the minutes (A.R.S. § 33-1804(E)(2)).Meetings must be held in Arizona
Meetings must be held within the State of Arizona (A.R.S. § 33-1804(B)).Annual member meetings
The association must hold at least one meeting of the members each year (A.R.S. § 33-1804(B)).Owner records access and timelines
Owners have the right to inspect many association records, and the statute lays out what must be kept (like agendas, meeting minutes, and records) and what can be withheld (like attorney-client privileged materials or certain personal information) (A.R.S. § 33-1805).Absentee ballots
Associations must provide for voting in person and by absentee ballot, and they may allow other delivery methods such as email or fax after the termination of the period of declarant control. Ballots used this way can count toward quorum (A.R.S. § 33-1812).Special meetings of members
Arizona planned community law says a special member meeting may be called by a majority of the board, by the president, or by members holding at least 25% of the votes in the association, unless the bylaws allow a lower percentage (A.R.S. § 33-1804(B)).Notice requirements for member meetings
Arizona planned community law requires member-meeting notice to be given not fewer than 10 and not more than 50 days in advance, to each lot, parcel, or unit owner, and the notice for any annual, regular, or special member meeting must also state the meeting’s purpose (A.R.S. § 33-1804(B)).Quorum rules for member meetings
If your articles or bylaws do not state a quorum, nonprofit law sets a default quorum at one-tenth of the votes entitled to be cast, present or represented by proxy. Note: planned community voting rules can limit proxies in many cases, so boards should align quorum planning with both statutes (A.R.S. § 10-3722).Written ballot and online voting options
Unless your articles or bylaws prohibit it, nonprofit law allows members to vote by written ballot without holding a meeting, including online voting. This can be useful for approvals that do not require in-person discussion, but boards should confirm whether their planned community documents or election rules add additional steps (A.R.S. § 10-3708).Reasonable accommodations under federal law
State and federal fair housing laws treat it as discrimination to refuse to make reasonable accommodations in HOA rules, policies, practices, or services when the accommodation may be necessary for a person with a disability to have equal opportunity to use and enjoy a dwelling.In meetings, that may include considering reasonable adjustments to meeting procedures, communication methods, or attendance arrangements when needed to provide meaningful access for a member with a disability.
Recent updates to Arizona HOA meeting laws
Two recent updates have been made to Arizona HOA meeting laws:- HB 2662 (Chapter 180): Added a clear requirement that the secretary provide an agenda for member meetings, and also clarified advance notice and agenda rules for board meetings. Effective September 14, 2024.
- SB 1039 (Chapter 13): If the board records an open meeting, it must keep an unedited copy for at least six months and make it available to members on request. Effective September 26, 2025.
How FirstService Residential can help
As North America’s leading property management company, FirstService Residential serves Arizona boards and owners with local expertise backed by national resources. Our teams offer support with meetings, recordkeeping, financial management, banking and insurance programs, resident communication, and 24/7 customer care teams. This way, board members can focus on long-term goals instead of day-to-day administration.With over 45 years of experience across the state, we help HOAs, condo associations, high-rises, and master-planned communities operate smoothly and meet their goals with confidence. To learn how we can support your association, contact our Arizona team today.
This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.