States we cover

What the law asks of your meetings, and what MeetingRunner does about it.

The requirements below are quoted from the statutes, with a citation you can click. Next to each one is an honest mark: covered, partly covered, not yet, or a rule that people follow and the record supports.

FLFloridaCACaliforniaNVNevada

Statute text verified against the official legislature sites on September 7, 2026. Florida: 2026 Florida Statutes. California: leginfo.legislature.ca.gov. Nevada: NRS current through the 2025 session.

FL

Florida

Chapters 718 (condominiums) and 720 (homeowners’ associations), Florida Statutes

Florida sets the tightest posting and record-keeping rules of the three states, and the 2024 and 2025 sessions added video-conference meetings, website posting, and permanent retention of condominium minutes.

7 covered 4 partly 1 not yet 2 people rules

Board meeting notice: 48 continuous hours, posted, with every agenda item

“Adequate notice of all board meetings, which must specifically identify all agenda items, must be posted conspicuously on the condominium property at least 48 continuous hours before the meeting except in an emergency.”§ 718.112(2)(c)1; HOA: § 720.303(2)(c)1 (48 hours posted, or 7 days mailed)

In MeetingRunnerThe readiness checklist holds a “Notice sent” step with the notice date and a printable, numbered agenda so the posted notice carries every item.MeetingRunner records that notice went out and when. It does not yet compute the 48-hour or 14-day deadline for you.

Partly covered

14-day mailed notice with affidavit for special assessments and use-rule changes

“Written notice of a meeting at which a nonemergency special assessment or an amendment to rules regarding unit use will be considered must be mailed, delivered, or electronically transmitted to the unit owners and posted conspicuously … at least 14 days before the meeting. Evidence of compliance … must be made by an affidavit”§ 718.112(2)(c)1; HOA: § 720.303(2)(c)2

In MeetingRunnerProof of notice: upload the mailing affidavit or signage photo with a proof type and notice date. It is kept with the meeting record.

Covered

Assessment items must state cost and purpose on the notice

“Notice of any meeting in which regular or special assessments against unit owners are to be considered must specifically state that assessments will be considered and provide the estimated cost and description of the purposes for such assessments.”§ 718.112(2)(c)3; HOA: § 720.303(2)(c)2

In MeetingRunnerAgenda topics carry a description; templates can require an assessment topic so it is never left off.

Covered

Open meetings; only litigation advice and personnel matters may be closed

“Meetings of the board of administration at which a quorum of the members is present are open to all unit owners.”§ 718.112(2)(c), (c)5; HOA: § 720.303(2)(a)–(b)

In MeetingRunnerThe public lobby page and live attendee view make every open meeting followable. Closed sessions are a people decision.

People, not software

Owners may speak on every agenda item; board may set written time rules

“The right to attend such meetings includes the right to speak at such meetings with reference to all designated agenda items … The association may adopt written reasonable rules governing the frequency, duration, and manner of unit owner statements.”§ 718.112(2)(c); HOA: § 720.303(2)(b), § 720.306(6) (3-minute floor)

In MeetingRunnerThe starter template includes a Member Comments topic; the runner keeps a timer on every topic.

Covered

No proxy or secret-ballot votes by directors; each vote or abstention recorded in the minutes

“Directors may not vote by proxy or by secret ballot at board meetings, except that officers may be elected by secret ballot. A vote or abstention for each member present shall be recorded in the minutes.”§ 718.111(1)(b); HOA: § 720.303(2)(c)3, (3)

In MeetingRunnerRoll-call voting records each director by name as yes, no, or abstain, and the minutes are drafted from that ledger.

Covered

Remote directors count toward quorum and may vote

“A board or committee member’s participation in a meeting via telephone, real-time videoconferencing, or similar real-time electronic or video communication counts toward a quorum, and such member may vote as if physically present.”§ 718.112(2)(b)5

In MeetingRunnerRoll call marks each director present, remote, or absent, and the quorum chip updates live.

Covered

Annual meeting: agenda plus 14-day notice to every owner and 14 continuous days posted

“Written notice of an annual meeting must include an agenda; be mailed, hand delivered, or electronically transmitted to each unit owner at least 14 days before the annual meeting; and be posted … at least 14 continuous days before the annual meeting.”§ 718.112(2)(d)4; HOA: § 720.306(5) (14 days, affidavit)

In MeetingRunnerMembership meeting type with agenda PDF, email notice to the roster, public lobby page, and proof-of-notice upload for the affidavit.Notice goes out and is recorded. The 14-day countdown is not enforced yet.

Partly covered

Membership quorum: majority (condo) or 30 percent (HOA); proxies expire at 90 days

“Unless a lower number is provided in the bylaws, the percentage of voting interests required to constitute a quorum at a meeting of the members shall be 30 percent of the total voting interests.”§ 720.306(1)(a); condo: § 718.112(2)(b)1 (majority)

In MeetingRunnerQuorum basis lives on the association profile (total units and quorum percent); the runner counts present units plus proxies and shows N of M live.

Covered

Minutes kept permanently (condo) or 7 years (HOA); produced within 10 days

“The official records specified in subparagraphs (a)1.-6. must be permanently maintained from the inception of the association.”§ 718.111(12)(b); HOA: § 720.303(4)(a)6 (7 years)

In MeetingRunnerMinutes are versioned, finalized into an immutable record, and printable as PDF at any time.

Covered

Video-conference meetings: notice needs a link, dial-in number, and a physical address; the meeting must be recorded

“If the board meeting is to be conducted via video conference, the notice must state that such meeting will be via video conference and must include a hyperlink and a conference telephone number … as well as the address of the physical location”§ 718.112(2)(c)1; § 718.103(33)

In MeetingRunnerThe lobby page publishes the video link, platform, dial-in number, meeting ID, and physical location together.The recording itself is not captured or retained by MeetingRunner yet. Transcript upload exists; automatic recording intake is planned.

Partly covered

Website posting of notices, agendas, and 12 months of minutes (25+ unit condos; 100+ parcel HOAs)

“The notice of any unit owner meeting and the agenda for the meeting … no later than 14 days before the meeting. The notice must be posted in plain view on the front page of the website or application, or on a separate subpage … labeled “Notices””§ 718.111(12)(g)2.m; HOA: § 720.303(4)(b)1.l–m

In MeetingRunnerEvery meeting gets a public lobby page with notice, agenda, and documents at a stable link you can post on the association site.The statute wants an owner-only login area on the association’s own site. The lobby gives you the page to link; it is not that portal.

Partly covered

Owner electronic voting with consent; e-voters count toward quorum

“A unit owner voting electronically pursuant to this section shall be counted as being in attendance at the meeting for purposes of determining a quorum.”§ 718.128(3); HOA: § 720.317(2)

In MeetingRunnerOwner-level electronic balloting is not part of MeetingRunner.

Not yet

Owners may audio or video record meetings

“Any parcel owner may tape record or videotape meetings of the board of directors and meetings of the members.”§ 720.306(10); condo: § 718.112(2)(c)

In MeetingRunnerAn owner right, not a software task.

People, not software
CA

California

Davis-Stirling Common Interest Development Act, Civil Code §§ 4900–4955 (Open Meeting Act) and related sections

California’s Open Meeting Act is agenda-driven: the board may only act on what was noticed, and since 2024 meetings may be held entirely by teleconference if the notice meets specific conditions.

7 covered 2 partly 2 not yet 2 people rules

A board meeting is any quorum gathering to hear, discuss, or deliberate

“A congregation, at the same time and place, of a sufficient number of directors to establish a quorum of the board, to hear, discuss, or deliberate upon any item of business that is within the authority of the board.”Civ. Code § 4090(a)

In MeetingRunnerEvery gathering that is a meeting gets a record: agenda, attendance, and minutes.

Covered

Four days’ notice by general delivery, and the notice must contain the agenda

“The association shall give notice of the time and place of a board meeting at least four days before the meeting. … Notice of a board meeting shall contain the agenda for the meeting.”Civ. Code § 4920(a), (d); 2 days for executive-session-only (§ 4920(b)(2))

In MeetingRunnerAgenda PDF, email notice to the roster, and a public lobby page carry the full agenda. The readiness step records when notice went out.The four-day deadline is not computed for you yet.

Partly covered

No board action outside a meeting; no meetings by email

“The board shall not take action on any item of business outside of a board meeting. … the board shall not conduct a meeting via a series of electronic transmissions, including, but not limited to, electronic mail”Civ. Code § 4910(a), (b)(1)

In MeetingRunnerMotions and votes exist only inside a running meeting, timestamped in the record.

Covered

Agenda-only rule: no discussion or action on items not on the noticed agenda

“the board may not discuss or take action on any item at a nonemergency meeting unless the item was placed on the agenda included in the notice”Civ. Code § 4930(a); exceptions in § 4930(d)–(e)

In MeetingRunnerThe runner steps through the noticed agenda in order. Motions attach to the topic under discussion, so the record shows what was decided under which noticed item.

Covered

Emergency meetings: president or any two directors, only for unforeseeable matters

“An emergency board meeting may be called by the president of the association, or by any two directors other than the president, if there are circumstances that could not have been reasonably foreseen”Civ. Code § 4923

In MeetingRunnerA judgment call for the board. MeetingRunner records the emergency meeting like any other.

People, not software

Members may attend and must be allowed to speak, with a reasonable time limit

“The board shall permit any member to speak at any meeting of the association or the board, except for meetings of the board held in executive session. A reasonable time limit for all members of the association to speak … shall be established by the board.”Civ. Code § 4925(b); member meetings: § 5000(b)

In MeetingRunnerOpen forum is a template topic and the runner keeps time on it.

Covered

Fully remote meetings allowed since 2024 if the notice has tech instructions, a help contact, and votes are by roll call

“a board meeting or meeting of the members may be conducted entirely by teleconference, without any physical location … (3) Any vote of the directors shall be conducted by a roll call vote. (4) Any person who is entitled to participate in the meeting shall be given the option of participating by telephone.”Civ. Code § 4926(a); not for ballot-counting meetings (§ 4926(b))

In MeetingRunnerLobby page publishes the video link, platform, and dial-in number; roll-call voting names each director’s vote.The notice must also list a technical-help phone and email and remind members they can request individual delivery. Those fields are not in the lobby yet.

Partly covered

Executive session limited to listed topics; each topic generally noted in the next open minutes

“Any matter discussed in executive session shall be generally noted in the minutes of the immediately following meeting that is open to the entire membership.”Civ. Code § 4935(a), (e)

In MeetingRunnerExecutive session can be an agenda topic with private presenter notes, but there is no executive-session mode that hides the content from the public record while noting it in the minutes.

Not yet

Minutes, draft minutes, or a summary available within 30 days

“The minutes, minutes proposed for adoption that are marked to indicate draft status, or a summary of the minutes, of any board meeting, other than an executive session, shall be available to members within 30 days of the meeting.”Civ. Code § 4950(a)

In MeetingRunnerAI drafts the minutes from the structured record right after adjournment. Drafts are marked as drafts until finalized, and every version is kept.

Covered

Member meetings follow a recognized parliamentary procedure

“Meetings of the membership of the association shall be conducted in accordance with a recognized system of parliamentary procedure or any parliamentary procedures the association may adopt.”Civ. Code § 5000(a)

In MeetingRunnerThe System Starter template follows Robert’s Rules: call to order, roll call, prior minutes, reports, business, member comments, adjournment.

Covered

Member quorum defaults to one-third; ballots received count toward election quorum, 20 percent on a reconvened election

“One-third of the voting power, represented in person or by proxy, shall constitute a quorum at a meeting of members”Corp. Code § 7512(a); Civ. Code § 5115(d)

In MeetingRunnerQuorum basis and percent are set per association and can be overridden per meeting; present plus proxy units are counted live.

Covered

Director elections, assessments, and document amendments decided by secret ballot; counted publicly at a noticed meeting

“All votes shall be counted and tabulated by the inspector or inspectors of elections … in public at a properly noticed open meeting of the board or members.”Civ. Code § 5100(a)(1); § 5120(a)

In MeetingRunnerMeetingRunner records the counting meeting and the announced results in the minutes. The secret-ballot election itself is outside the product.

Not yet

Violations: one-year suit, fees, up to $500 per violation

“the court may impose a civil penalty of up to five hundred dollars ($500) for each violation”Civ. Code § 4955(b)

In MeetingRunnerWhy the record matters: notice dates, agendas, attendance, and votes are all kept with the meeting.

People, not software
NV

Nevada

NRS Chapter 116, Common-Interest Ownership (Uniform Act)

Nevada is the most prescriptive on the record itself: long notice periods, two owner comment periods at every board meeting, mandatory audio recording, and minutes that must list each director’s vote and be kept for the life of the community.

9 covered 3 partly 3 not yet 1 people rules

Board meetings at least quarterly, never more than 100 days apart, twice a year outside business hours

“A meeting of the executive board must be held at least once every quarter, and not less than once every 100 days and must be held at a time other than during standard business hours at least twice annually.”NRS 116.31083(1)

In MeetingRunnerThe meetings calendar shows the cadence per association.Recurring meetings and a 100-day warning are planned; today you clone the last meeting.

Partly covered

Ten days’ notice of board meetings; notice states time, place, agenda, and owner rights

“not less than 10 days before the date of a meeting of the executive board, cause notice of the meeting to be given to the units’ owners.”NRS 116.31083(2), (5)

In MeetingRunnerEmail notice to the roster and the public lobby page carry time, place, and the full agenda. The readiness step records the notice date.The 10-day deadline and the owner-rights paragraph on the notice are not automated yet.

Partly covered

Owner meetings: 15 to 60 days’ notice with a copy of the agenda

“Not less than 15 days or more than 60 days in advance of any meeting of the units’ owners, the secretary … shall cause notice of the meeting to be given … The notice of the meeting must state the time and place of the meeting and include a copy of the agenda”NRS 116.3108(3)

In MeetingRunnerMembership meeting type with agenda PDF, email notice, and lobby page.Notice is sent and recorded; the 15-to-60-day window is not enforced yet.

Partly covered

Agenda: a clear and complete statement of topics, with action items separately flagged

“(a) A clear and complete statement of the topics scheduled to be considered during the meeting … (b) A list describing the items on which action may be taken and clearly denoting that action may be taken on those items.”NRS 116.3108(4); board meetings by NRS 116.31083(6)

In MeetingRunnerNumbered topics with descriptions; templates mark which items are for action, and required topics cannot be dropped.

Covered

No action on items not listed on the agenda, except in a defined emergency

“Except in emergencies, no action may be taken upon a matter raised under this item of the agenda until the matter itself has been specifically included on an agenda as an item upon which action may be taken”NRS 116.3108(4)(c); NRS 116.31083(6); emergency defined at NRS 116.3108(11)

In MeetingRunnerMotions attach to noticed topics; the runner moves forward through the agenda and records what was decided under which item.

Covered

Owner comment period at the beginning and the end of every board meeting

“A period required to be devoted to comments by the units’ owners and discussion of those comments must be scheduled for both the beginning and the end of each meeting.”NRS 116.31083(6)

In MeetingRunnerTemplates place a comment topic after roll call and before adjournment, both marked required, so readiness flags a Nevada agenda that is missing either.

Covered

Every open board meeting must be audio recorded by the association

“The secretary … shall cause each meeting of the executive board to be audio recorded and the minutes to be recorded or otherwise taken”NRS 116.31083(8)

In MeetingRunnerMeetingRunner does not record audio. You can attach the recording file and upload a transcript to feed the minutes.Automatic recording and transcript intake from the video platform is planned.

Not yet

Recording, minutes, and a summary available within 30 days

“Not more than 30 days after each such meeting, the secretary … shall cause the audio recording … the minutes … and a summary of the minutes … to be made available”NRS 116.31083(8); owner meetings NRS 116.3108(5)

In MeetingRunnerMinutes are drafted right after adjournment and finalized as PDF. Attached files, including the recording, sit with the meeting.

Covered

Minutes must list date, time, place, who was present and absent, the substance of every matter, and each member’s vote

“(b) Those members of the executive board who were present and those members who were absent … (d) A record of each member’s vote on any matter decided by vote at the meeting”NRS 116.31083(9)

In MeetingRunnerRoll call, per-director vote ledgers, topic notes, and motion outcomes are exactly the structured record the minutes are drafted from.

Covered

Minutes kept until the community is terminated

“The association shall maintain the minutes of each meeting of the executive board until the common-interest community is terminated.”NRS 116.31083(11); owner meetings NRS 116.3108(8)

In MeetingRunnerFinalized minutes are immutable and retained with the association’s history.

Covered

Executive session only for listed topics; never for bids or contracts; topics generally noted in minutes

“An executive board may not meet in executive session to open or consider bids for an association project … or to enter into, renew, modify, terminate or take any other action regarding a contract.”NRS 116.31085(2)–(3), (6)

In MeetingRunnerNo executive-session mode yet that keeps a closed item out of the public record while noting it in the minutes.

Not yet

Owner quorum 20 percent counting in person, proxy, and absentee; board quorum a majority present at the vote

“a quorum is present throughout any meeting of the units’ owners if persons entitled to cast 20 percent of the votes in the association: (a) Are present in person; (b) Are present by proxy; (c) Have cast absentee ballots”NRS 116.3109(1), (3)

In MeetingRunnerAssociation quorum percent with present plus proxy units counted live; board quorum chip on every vote.

Covered

Robert’s Rules of Order applies unless the bylaws say otherwise

“Meetings of the association must be conducted in accordance with the most recent edition of Robert’s Rules of Order Newly Revised, unless the bylaws or a resolution of the executive board adopted before the meeting provide otherwise.”NRS 116.3109(4)

In MeetingRunnerThe System Starter template is a Robert’s Rules agenda with motions, seconds, and outcomes recorded in order.

Covered

Owner written complaints placed on the next board agenda on request

“the executive board shall, upon the written request of the units’ owner, place the subject of the complaint on the agenda of the next regularly scheduled meeting of the executive board.”NRS 116.31087(1)

In MeetingRunnerAdd the item to the next meeting’s agenda; follow-ups track it until it is heard.

Covered

Board elections by secret ballot, opened and counted at the annual meeting

“At the annual meeting of the units’ owners held pursuant to this subsection, the ballots for the election of members of the executive board must be opened and counted.”NRS 116.3108(1); NRS 116.31034(15)

In MeetingRunnerThe annual meeting and the announced results are recorded. The secret-ballot election itself is outside the product.

Not yet

Owners may audio-record open meetings after announcing it

“A units’ owner may record on audiotape or any other means of sound reproduction a meeting of the executive board, unless the executive board is meeting in executive session, if the units’ owner, before recording the meeting, provides notice”NRS 116.31083(12)

In MeetingRunnerAn owner right, not a software task.

People, not software

Read this before relying on the page. MeetingRunner is a meeting tool, not legal advice. Statutes change, your governing documents may require more than the statute, and counsel controls. Where we say “not yet,” we mean it: the feature is not built. Where we say “partly,” the manual piece is described. Nevada’s statute is silent on video-conference meetings; consult your documents and counsel before holding one.

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