HOA Elections Requirements in Los Angeles, California

California HOA Election Requirements

Every California HOA must conduct board elections following strict rules under the Davis-Stirling Act (Civil Code §§ 5100–5145). These requirements apply to all common interest developments — condominiums, planned developments, and community apartment projects — regardless of size. Failure to follow proper election procedures can result in election challenges, board removal, and personal liability for directors.

The Davis-Stirling election provisions were significantly updated in 2024 by AB 2159, which explicitly authorizes electronic voting for HOA elections. This change reflects the growing demand from California HOA boards for modern voting tools that increase participation and reduce the administrative burden of paper-based secret ballot elections.

Secret Ballot Requirements

All HOA elections in California must use secret ballots (Civil Code § 5100). This applies to board elections, assessment increases, rule changes, and any other matter requiring a member vote. Ballots must be mailed or delivered to every member at least 30 days before the election. Each ballot must include a pre-addressed return envelope and instructions for completing and returning the ballot.

The association must designate an independent inspector of elections who is not a board member, candidate, or person related to a board member or candidate. The inspector is responsible for receiving ballots, verifying voter eligibility, counting votes, and certifying results. Inspectors can be a member of the association, a CPA, a notary public, or a professional election management company.

Electronic Voting Under AB 2159

AB 2159, effective January 1, 2024, amended Davis-Stirling to explicitly permit electronic voting in HOA elections. Previously, many associations relied on ambiguous interpretations of the statute to justify online voting. Now the law clearly states that associations may adopt operating rules to allow members to vote by electronic means, provided the system ensures ballot secrecy, voter authentication, and an audit trail.

To implement electronic voting, the HOA board must first adopt operating rules under Civil Code § 4360 that specify: the electronic voting platform to be used, how voter identity will be verified, how ballot secrecy will be maintained, the timeline for electronic ballot submission, and the backup process for members who prefer paper ballots. The operating rules must be distributed to all members at least 28 days before adoption.

Nomination and Candidacy Rules

Davis-Stirling establishes specific requirements for candidate nominations. The association must solicit nominations at least 30 days before the nomination deadline. Any member in good standing may run for the board — the association cannot impose qualifications beyond those in the governing documents (such as being current on assessments). Nominations from the floor must be permitted at the meeting where the election is held.

Boards must provide all candidates with equal access to association media (newsletters, websites, common area bulletin boards) for campaign statements at no cost. Candidate forums, if held, must include all candidates. The association cannot use its funds to support or oppose any candidate.

Quorum and Vote Counting

Unless the governing documents specify otherwise, a quorum for an HOA election is a majority of the voting power (more than 50%). If a quorum is not achieved, the board can call a subsequent meeting with a reduced quorum requirement — typically 25% or as specified in the bylaws. This is a common issue for larger associations and those with many absentee owners.

Ballots must be counted at an open meeting of the board. The inspector of elections must report the number of ballots received, the number of valid ballots, and the results for each position or measure. All ballots must be stored by the inspector for at least one year after the election and are available for review by any member.

Running compliant HOA elections is complex and error-prone. Propty provides built-in electronic voting that meets all Davis-Stirling and AB 2159 requirements — secret ballots, voter authentication, independent inspector tools, and automatic audit trails.

HOA Election Challenges Specific to Los Angeles

Los Angeles presents the highest-volume HOA election environment in California, with approximately 25,000 associations conducting annual or biennial elections. The LA County Superior Court's complex litigation program has developed specialized procedures for HOA election disputes, reflecting the frequency and complexity of challenges filed in the county. LA HOA boards should be aware that the court appoints a discovery referee in most contested election cases, which adds cost — typically $5,000–$15,000 — to the dispute resolution process.

Condo conversion elections in Los Angeles are a distinct category under both Davis-Stirling and local law. When an apartment building converts to condominiums under LAMC § 12.95.2, the developer must establish the association and conduct the initial board election within 120 days of closing 50% of units. These transition elections often face challenges because the developer may control the initial board and delay the transition. LA condo owners should be aware that Davis-Stirling § 5820 requires the developer to relinquish board control when 75% of separate interests have been sold, or after two years from the first sale — whichever comes first.

Multi-unit high-rise buildings in Los Angeles — common in Downtown LA, Century City, Wilshire Corridor, and Koreatown — create concentrated election dynamics where a small number of unit owners control substantial voting power. In buildings with both residential and commercial units, the CC&Rs may allocate voting power differently between classes, creating complex ballot-counting scenarios. Boards in these buildings should engage an experienced inspector of elections who understands proportional voting and multi-class ballot tabulation.

Los Angeles has the most linguistically diverse population of any California city, with over 200 languages spoken. While Davis-Stirling does not require translated election materials, LA boards governing communities in neighborhoods like Koreatown, Little Tokyo, Thai Town, or the Armenian-majority areas of Glendale and East Hollywood should seriously consider providing election notices in community-relevant languages. The LA City Attorney's office has informally recommended multilingual HOA materials as a best practice to reduce fair housing complaints, and several LA HOA election challenges have cited language barriers as contributing factors in disputed results.

Given LA's high rental rates in condo buildings, many owners are absentee landlords who may not prioritize election participation. This makes quorum difficult for large LA buildings. Boards should send reminders at 30 days, 14 days, and 3 days before the ballot deadline, and prominently feature electronic voting as the fastest way to participate. Some LA management companies report that electronic voting alone has increased election participation from 25% to over 60% in their managed communities.