HOA Law Blog
It comes up all the time. A resident wants to attend and participate at a board meeting or wants to serve on the board of directors. That resident may be a tenant or the significant other of an actual owner of that property, or perhaps the beneficiary of a trust or shareholder of a corporation that owns the property. Often, governing documents state that only an “owner of record” can serve on the board, and the Open Meeting Act states that “any member of the association may attend a meeting of the board of directors of the association.” Electing a non-owner to the board of directors, when the governing documents require ownership as a qualification, could jeopardize the legality of the board’s decisions, and perhaps even insurance coverage.
Black’s Law Dictionary defines an “owner” of real property as a person who is vested with title to property and has a right to enjoy that property and do with it as he or she pleases. The “Record Owner” is usually defined in the CC&Rs as the “owner of the Title” at the time of notice. But does this mean that the association is required to go out and check Title? Not necessarily. Typically, the owner of record at a community association is the owner on the association’s records based on the information that was provided, perhaps through escrow, when the unit was sold. Some management company agreements obligate the manager to a higher level of record keeping by requiring that the manager keep not only a list of the homeowners, but rather a “current list.” This rather innocuous phrase could actually place an ongoing obligation on the manager to verify correct ownership. If that’s your intention, great; if not, contracts should be rephrased. The association is entitled to rely on its records, unless it is provided proof by way of a recorded deed, that ownership (in whole or in part) has been transferred to someone new. A resident may present the association with a copy of a quit claim deed, showing that he or she may own all or a portion of the property, but that deed may not have been recorded. Then that person would not necessarily be the “owner of record,” at least not recognized by the County Recorder’s Office as the owner, and thus should not be considered by the association to be an owner.
Record Owner