Q&A: Co-op Board Hasn't Had a Meeting in a While

Q. I live in a co-op in Bayside, Queens. We have not had a board meeting in almost two and-a-half years. I call and get no answer. Also, there is the issue that the president of the board is also the owner-manager of a property management company! Isn't this a conflict of interest? We get nowhere because of this. There are many other issues that I feel are being handled incorrectly, but there is no way to bring them up without a meeting! I know a meeting is supposed to be convened every year.

                           —Frustrated in Bayside

A. “There are a number of things wrong with this picture,” says Dennis Greenstein, a partner at the New York City law firm Seyfarth Shaw. “The failure to hold any meetings in a long time raises issues about the lack of governance of the building. For example, a board needs to set annual budgets, vote on proposed sales of apartments, and enforce certain provisions of the proprietary lease (such as exercising the board’s right of entry to perform emergency repairs and for compliance with laws). If a board is not meeting on an annual basis, the shareholders should seek to compel the calling of a special meeting of shareholders to elect new and responsible board members.

“First, it is important to distinguish regular meetings of the co-op’s board of directors from the annual and special meetings of the co-op’s shareholders. In general, a board is obligated to follow the co-op’s internal rules, which are set forth in the proprietary lease, bylaws, certificate of incorporation, and/or house rules. The co-op’s bylaws may provide for board meetings at regular intervals. Absent such rules, the board may fix the time and place for holding its own meetings. Board meetings are integral to a functioning co-op, as the board may only act at a duly held meeting (unless the board members unanimously consent to the adoption of a resolution authorizing the act).

“With respect to shareholder meetings, New York’s Business Corporation Law (the 'BCL') requires that a meeting of shareholders be held annually. Typically, the co-op’s bylaws set forth annual meeting requirements and also provide shareholders with the right to call special meetings after compliance with certain notice and percentage ownership requirements. A notice of a special board or shareholders’ meeting should state, and be limited to, a specific agenda.


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  • As Board President for many years and I say that because no one else wants to step up to the plate we attempt to schedule meetings on a regular basis,,originally once a month. Many times we don’t have a quorum and have to email for votes or table the issue. Resale are handled by a three person committee and voted on via email or snail mail. It has been this way for years . Vacations , illness, work sometimes get in the way. We basically have three always active members and a few others that are sometime participants. At every annual meeting, where we haven’t had a quorum in years we ask for volunteers to join the Board but rarely get any. The members present however do thank us for our service and are very satisfied with the job we have done. It is a thankless job but I do it in order to assure that my investment is safe and being handled properly. Every Board President I have spoken with seems to have similar situations. Apathy abounds among shareholders.
  • We have a Board made up of 5 members. All five (5) members agreed to the switching of new building management was warranted. Research was conducted for seven 97) management companies. Two were selected and one out of two one was voted on by a majority of, three (3). This company voted on has a long list of issues: building violations, no experience with building of our type, two members, no e-payment, they are not bonded, not a part of the NYS Real-estate Board. The shareholder have spoken to the Board and requested that the Board seek out additional Management companies. All five Board members agreed to table and review their decisions and to look at other management companies. However two days later, three (3) voting members [majority votes] Board members were nonresponsive to the request of the Shareholders by selecting the management company we do not want to manage our Coop. They also went in contract without notifying the President of the Board and shareholders. The shareholders are pleading with the three Board members to not sign this contract. But to no avail. What can we do?