Arizona homeowners generally have the right to attend HOA board meetings, speak before the board votes on agenda items, and record the meeting. For planned communities these rights come from A.R.S. § 33-1804. In Transcend-managed communities, meeting notices and approved minutes are shared through the portal or posted notices, so you can plan to attend and participate.
Your rights at board meetings under Arizona law
For planned communities, A.R.S. § 33-1804 generally requires that all meetings of the members and the board be open to all members of the association, with limited exceptions for closed sessions. Key rights include:
- Attendance: any member may attend open meetings of the board.
- Speaking: the board must allow members to speak at an appropriate time during the meeting, after board discussion of an agenda item and before the board votes on it. The board may set reasonable time limits.
- Recording: members may record the open portions of meetings, typically by audio or video, subject to reasonable rules adopted by the association.
- Notice: notice of board meetings is generally required at least 48 hours in advance, by newsletter, conspicuous posting or other reasonable means, except in emergencies.
Condominiums have parallel rules in A.R.S. § 33-1248. See our Arizona HOA open meetings law page for more detail. This is general information, not legal advice; your governing documents and an Arizona HOA attorney control.
When the board can meet in closed session
Arizona law allows a board to close part of a meeting, often called executive session, only for limited topics. These generally include legal advice from the association’s attorney, pending or contemplated litigation, personal, health or financial information about an individual member or employee, employee job performance or complaints, and a member’s appeal of a violation or penalty when the member requests a closed hearing. Decisions are still made by vote in the open meeting. Boards can learn more in our executive session rules guide.
How to find out when meetings happen
- Check the homeowner portal for meeting notices and agendas.
- Watch for community announcements through the Community Link app, email or newsletters.
- Look for notices posted at community mailboxes, the clubhouse or other posting locations your community uses.
- Ask Transcend for the date of the next meeting.
Keep your contact information current so you receive notices; see updating your account information.
How to prepare to speak
- Read the agenda. Identify the item you care about. The board generally acts only on items on the agenda.
- Know the time limit. Many boards allow two or three minutes per speaker. Write down your main points.
- Be specific and constructive. Explain the issue, how it affects you and what you want the board to consider.
- Bring documents if helpful, but send longer materials to management in advance so the board can review them.
- Stay respectful. Directors are your neighbors volunteering their time, and a calm presentation is more persuasive.
If your issue is not on the agenda, ask management to have it considered for a future meeting; see contacting your board.
What to expect at a typical meeting
Most board meetings follow a similar order: call to order and confirmation of a quorum, approval of prior minutes, financial report, management report, old business, new business and adjournment. Your board may set aside a general owner comment period at the start or end of the meeting in addition to comments on agenda items. Some meetings are held in a clubhouse, others at a nearby meeting room, and some boards offer a phone or video option; the notice will tell you how to attend.
Budget meetings in the fall and meetings about major projects, such as pool renovations, street sealing or landscape contracts, tend to draw the most owners. Those are great meetings to attend if you want to understand how your dues are spent. If you cannot attend, the approved minutes will show what the board decided, and you can send written comments through management beforehand.
Remember that a board meeting is a business meeting of the board held in front of the members, not a town hall. Directors may not respond to every comment on the spot, especially when an item needs more research, legal input or a vendor proposal. It is normal for the board to take a comment under advisement and return to it at a later meeting.
Board meetings vs. annual meetings
| Meeting | Purpose | Your role |
|---|---|---|
| Board meeting | The board conducts business: budgets, contracts, policies, enforcement decisions | Attend, speak before votes on agenda items, record |
| Annual meeting | Owners elect directors and hear reports; owners may vote on matters requiring membership approval | Vote, nominate or run for the board, ask questions |
| Special meetings of members | Called for specific membership votes, such as amendments or recalls | Vote as the documents and law provide |
Elections have their own rules; read about Arizona HOA board elections and recall.
After the meeting: minutes and follow-up
Minutes record the actions the board took, not every word spoken. Once the board approves them, they are typically made available through the portal, and owners may request association records under Arizona law; see requesting HOA records. Transcend supports boards with meeting notices, packets and minutes as part of our board meeting support service, which helps keep meetings organized, compliant and easy for owners to follow.
Frequently asked questions
For planned communities, A.R.S. § 33-1804 generally allows members to record open portions of meetings, subject to reasonable rules adopted by the association. Recording of closed sessions is not permitted.
The board must generally allow members to speak before it votes on an agenda item, but it may set reasonable time limits and keep order.
For planned communities, notice is generally required at least 48 hours in advance, except in emergencies. Your bylaws may require more.
Closed sessions are limited to specific topics allowed by law, and board actions are generally taken by vote in the open portion of the meeting.
