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Georgia annual meeting notice checklist
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This follows O.C.G.A. § 44-3-230(a) for associations under the Property Owners’ Association Act. Your bylaws may add requirements, so read them first.
It is a checklist, not legal advice. Condominium associations are under a different statute and should check with their attorney.
- The bylaws are open on the table. Anything stricter than the statute governs.
- The meeting is set for a date at least 21 days after the notice goes out.Seven days is enough only for a meeting that is not annual or regularly scheduled.
- The notice states the time and the place.
- For a special meeting, the notice also states the purpose.
- The owner list is current: every lot owner of record.
- Each owner’s designated address is used. If none, the address of the lot.
- Delivery is by one of the statute’s methods.Personal delivery, U.S. mail with postage prepaid, statutory overnight delivery, or electronic delivery under the Uniform Electronic Transactions Act.
- The date and method of notice are recorded in the minutes or the meeting file.
- Comprehensive reports of affairs, finances and budget projections are prepared for the meeting.
- The meeting is held at least once a year.
The statute behind this checklist
“Meetings of the members of the association shall be held in accordance with the provisions of the association’s bylaws and in any event shall be called not less frequently than annually.”
“Notice shall be given to each lot owner at least 21 days in advance of any annual or regularly scheduled meeting and at least seven days in advance of any other meeting and shall state the time, place, and, for any special meeting, purpose of such meeting.”
“Such notice shall be delivered personally or sent by United States mail, postage prepaid, statutory overnight delivery, or issued electronically in accordance with Chapter 12 of Title 10, the “Uniform Electronic Transactions Act,” to all lot owners of record at such address or addresses as designated by such lot owners or, if no other address has been so designated, at the address of their respective lots.”
“At the annual meeting, comprehensive reports of the affairs, finances, and budget projections of the association shall be made to the lot owners.”
Not legal advice. This page is general information for volunteer boards. It is not legal advice, and laws and documents differ. Ask your association’s attorney before you act on it.
Questions
- How much notice does a Georgia HOA annual meeting need?
- At least 21 days in advance of any annual or regularly scheduled meeting, and at least seven days for any other meeting.
- Can we email the notice?
- The statute allows notice issued electronically in accordance with the Uniform Electronic Transactions Act. Check your bylaws and your owners’ consent practices with your attorney.
Keep reading
- GuideGeorgia owners’ rights 2027 (SB 406): the twelve rights explainedFrom January 1, 2027, SB 406 gives owners twelve listed rights, from records to meetings to foreclosure process.
- GuideGeorgia HOA registration 2027 (SB 406): a guide for boardsFrom January 1, 2027, an owners’ association must be registered with the Georgia Secretary of State, or must opt out in writing.
- Free toolSB 406 readiness checkTen yes/no questions. A score and a checklist. Nothing is stored or sent.