Remote HOA Board Meetings in California: Rules After AB 648

Since January 1, 2024, California HOA boards can hold remote board meetings without designating a physical location for members to attend. Assembly Bill 648 added Civil Code § 4926 to the Davis-Stirling Act, giving common interest developments a permanent option for fully virtual meetings — no emergency declaration required.

If your board has been wondering whether you can skip the clubhouse and meet on Zoom instead, the answer is yes. But there are specific rules you need to follow.

What AB 648 Changed for Remote HOA Board Meetings in California

Before AB 648, California HOA boards could hold teleconference meetings, but they had to provide at least one physical location where members could attend in person. At least one director or a board designee had to be present at that location. The only exception was during declared emergencies under Civil Code § 5450, which was added in 2021 during the COVID-19 pandemic.

AB 648 changed the game by creating a permanent, non-emergency path to fully remote meetings. Under the new Civil Code § 4926, your board can meet entirely by teleconference — audio, video, or both — without opening any physical location.

ℹ️ Note: AB 648 applies to both board meetings and meetings of the members. However, it does not apply to meetings where ballots are counted and tabulated under Civil Code § 5120. Those meetings still require a physical component.

The Four Requirements for Fully Remote Meetings

Civil Code § 4926 doesn't just say "go remote." It sets four conditions your board must satisfy every time you hold a fully virtual meeting.

1. Enhanced Meeting Notice

Your meeting notice must include everything normally required under Civil Code § 4920 — including the compliance calendar deadlines your board already tracks — (agenda, time, place — at least four days in advance), plus three additional items:

• Clear technical instructions on how to participate by teleconference (e.g., Zoom link, dial-in number, passcode)
• A phone number and email address for a person who can provide technical assistance before and during the meeting
• A reminder that members can request individual delivery of meeting notices, along with instructions for how to make that request

💡 Tip: Don't bury the teleconference instructions at the bottom of your notice. Put the join link, dial-in number, and tech support contact front and center. If a member can't figure out how to join, you risk a challenge that equal participation wasn't provided.

2. Equal Participation

Every director and member must have the same ability to participate in the meeting as they would if it were held in person. This means:

• Members must be able to hear all discussion on open-session agenda items
• Members must be given a reasonable opportunity to speak during open forum
• Directors must be able to hear one another and hear members speaking

This is the most important — and potentially the most litigated — requirement. If your teleconference platform limits participation in ways that an in-person meeting wouldn't, you have a problem.

3. Roll Call Votes

Any vote taken by the board during a remote meeting must be conducted by roll call. No voice votes, no show of hands, no "all in favor."

Each director's vote must be individually recorded. This adds transparency and creates a clear record — especially important when members are watching from their living rooms and can't see who raised their hand.

4. Telephone Participation Option

Anyone entitled to participate in the meeting must be given the option to join by telephone. Video-only meetings don't comply with § 4926.

This requirement exists because not all homeowners have reliable internet access or are comfortable with video conferencing. A dial-in phone number ensures no one is excluded from participating.

Quorum Rules for Remote HOA Board Meetings in California

A common question: does remote attendance count toward quorum? Yes.

Under Civil Code § 4090(b), a director participating by teleconference is considered "present" at the meeting — as long as all participating directors can hear one another and can hear members speaking on matters before the board.

Your association's bylaws define the quorum threshold (typically a majority of the board). Remote participation doesn't change the math — it just changes the medium.

What About Hybrid Meetings?

AB 648 doesn't require your board to go fully remote. You have three options:

1. In-person only — traditional meeting at a physical location
2. Hybrid — physical location plus teleconference access (the pre-AB 648 model, still requires a physical location with a director/designee present)
3. Fully remote under § 4926 — no physical location needed, but all four conditions must be met

You can mix and match. Hold some meetings in person, some hybrid, and some fully remote. Just make sure you follow the correct rules for whichever format you choose.

Recording Remote HOA Board Meetings

The Davis-Stirling Act doesn't have a specific provision on recording board meetings. But when your meetings happen on Zoom or another platform, recording becomes a practical question.

Here's what your board should know:

• California is a two-party consent state for recording private conversations under Penal Code § 632
• HOA board meetings are open meetings, not private conversations, which may affect the consent analysis
• Best practice: announce at the start of every meeting whether the meeting is being recorded and by whom
• Consider adopting a board policy on recording that addresses both board recordings and member recordings

⚠️ Warning: Recording rules for open HOA meetings are a gray area in California law. Consult your association's legal counsel before adopting a recording policy or prohibiting members from recording.

Notice Checklist for Remote Meetings

Use this checklist before sending your next remote meeting notice:

• [ ] Meeting date, time, and agenda (required by § 4920)
• [ ] Sent at least 4 days before the meeting (2 days for executive session only)
• [ ] Teleconference link or platform details
• [ ] Dial-in phone number for telephone participation
• [ ] Clear instructions on how to join
• [ ] Name, phone number, and email of tech support contact
• [ ] Reminder that members can request individual notice delivery
• [ ] Instructions on how to request individual delivery

Common Mistakes to Avoid

Forgetting the telephone option. Video-only meetings don't comply with § 4926. Always provide a dial-in number.

Skipping roll call votes. It's easy to fall back on "all in favor" — especially if your board has always done it that way. Under § 4926, every vote must be roll call.

Insufficient tech support. Listing a generic email address isn't enough. The statute requires a phone number *and* email for someone who can help *before and during* the meeting. That person needs to be reachable.

Using § 4926 for ballot counting. Election meetings where ballots are counted under § 5120 cannot be held under § 4926. You need a physical component for those.

Not providing equal participation. If your platform mutes all attendees without giving them a way to unmute and speak during open forum, you're not providing equal participation.

How Propty Helps Manage Remote Meeting Logistics

Running remote HOA board meetings in California means juggling notice requirements, tech logistics, and compliance documentation. Propty simplifies this process for self-managed HOA boards:

• Automated meeting notices that include all § 4926 required elements — teleconference instructions, tech support contact, and individual delivery reminders
• Digital agenda management so your board packet is organized and accessible to remote participants before the meeting
• Compliance tracking to ensure your notices go out on time and meet every statutory requirement
• Document sharing for financials, proposals, and supporting materials that members need to participate meaningfully
• Meeting minute templates with built-in roll call vote tracking

Whether your board meets in person, hybrid, or fully remote, Propty keeps your HOA compliant with California law and your homeowners informed.

See how Propty simplifies HOA management →

*This article is for informational purposes only and does not constitute legal advice. Consult a qualified attorney for guidance specific to your association.*