Each item below is tied to a specific provision of Connecticut law or the Association's own governing documents. The requirement is stated alongside what the record shows occurred, so that every reader can review the authority and judge for themselves.
The governance concerns described on this page are ongoing. As of this date, no election has been scheduled; no minutes from any Board meeting have been made available since the current Board took office in June 2025; and owners have received no notice of any Board action taken by majority consent in place of a meeting. The roofing project referenced below is now complete (see the Roofing page); the surviving question there is the difference between the "replacement" owners were told they were funding and the "layover" the Town's permit records describe.
The Association Bylaws require an Annual Meeting on the first Friday in June, at which the owners elect a Director (Bylaws §3.1).1 That date is fixed. The Board cannot move it, combine it with another meeting, or set it aside without amending the Bylaws — and the Bylaws may be amended only by a two-thirds vote of the Executive Board, following notice and comment to all unit owners, at a meeting called for that purpose (Declaration Article XVI).2 No such amendment was made, and the Board did not hold the June 2026 election. No notice was ever sent to the owners — to any of them — that the meeting would not be held or would be moved. The Board would later say the change had been decided at an earlier meeting, but produced no minutes of that meeting when asked, and no record of any such decision was ever sent to the owners.
The Bylaws give any single owner the right to call the annual meeting for electing a Director — specifically that meeting — and to give notice, when the Association fails to do so (Bylaws §2.1).3 This is not the “special meeting” procedure that requires a petition of twenty percent of owners (CGS §47-250(a)(2)); it is the annual director-election meeting, and the single-owner right attaches to it directly. When a unit owner exercised that right and mailed notice to all 60 owners, the Board's property manager instructed all owners to disregard the notice as “invalid,” and stated that “all notices regarding the community would be sent directly by Elite Property Management.” That notice set no new date. When the owner pointed out that the Bylaws fix the election in June and could not be changed without the amendment process, the manager did not answer the point.
The owner's action was valid under the Bylaws. Had the missed June election been a simple oversight, the Board had an obvious, cost-free remedy before it — allow the properly-noticed meeting to proceed, and the election happens. Instead, it moved to stop it. Refusing a lawful, Bylaw-authorized meeting is itself a violation, and when the cure for an accident is refused, the result can no longer be called an accident.
1 Bylaws §3.1 — Annual Meeting: “Annual meetings of Unit Owners shall be held on the first Friday in June. At such meeting, the Directors shall be elected by ballot of the Unit Owners, in accordance with the provisions of Article II. The Unit Owners may transact other business at such meetings as may properly come before them.”
2 Declaration Article XVI — Amendments to Bylaws: “The Bylaws may be amended only by vote of two-thirds (2/3) of the members of the Executive Board, following Notice and Comment to all Unit Owners, at any meeting duly called for such purpose.”
3 Bylaws §2.1: “At any time after Unit Owners other than the Declarant are entitled to elect a Director, the Association shall call and give not less than ten (10) nor more than sixty (60) days’ notice of a meeting of the Unit Owners for this purpose. Such meeting may be called and the notice given by any Unit Owner if the Association fails to do so.”
The Board, through its management company, declared the owner-called Annual Meeting “invalid.” Yet the Board's own meeting of July 9, 2026 was not noticed as the statute requires. A notice of an Executive Board meeting must be given at least five days before the meeting and must state the agenda (CGS §47-250(b)(5)).∗
The Board's first notice of that meeting, sent June 29, 2026, stated only that “the Agenda will be posted next week prior to the meeting.” The agenda was not provided until July 8 — one day before the meeting.
By contrast, the owner's Annual Meeting notice was mailed July 2 for a July 14 meeting — twelve days’ notice, with its agenda included — satisfying the ten-day minimum for owner meetings (CGS §47-250(a)(3)). The Board held a complete, timely owner notice to a standard it did not meet in its own.
∗ CGS §47-250(b)(5): “… the secretary or other officer specified in the bylaws shall give notice of each executive board meeting to each board member and to the unit owners. The notice shall be given at least five days before the meeting and shall state the time, date, place and agenda of the meeting…”
| What Is Required | Legal Authority | What Has Occurred |
|---|---|---|
| Minimum 2 open Board meetings per year, with owner notification of all actions taken outside open meetings | CGS §47-250(b)(3) and (8)(9) | The Board held a single meeting (July 2026) in more than a year — short of the twice-yearly minimum — and provided owners no minutes of it. No authenticated, named-vote record of any Board action has ever been provided to owners |
| Annual Meeting held in June with timely notice to all owners | Bylaws §§3.1 and 3.5 | 2026 Annual Meeting not held; no notice issued |
| Special assessments over 15% of annual budget require separate owner ratification with proper notice | Declaration §19.6; CGS §47-261e | $112,000 assessment (43% of budget) embedded in the budget ratification; no separate §19.6 ratification process (its own summary notice and its own meeting under §19.5) was conducted |
| Owner notification of all Board decisions made outside open meetings, including how each member voted | CGS §47-250(b)(9) | Decisions on the cable cancellation, the special assessment, the roofing contract, and other matters were announced to owners through management notices, but no authenticated record of a Board vote — showing how each Director voted by name — was ever produced or disclosed, as required when a Board acts outside an open meeting |
| Board meetings open to owners, with opportunity to comment; minutes available within 15 days | CGS §47-250(b)(1),(4); Declaration §25.1 | No Board meeting minutes produced or made available since the current Board took office in June 2025 |
Under the Common Interest Ownership Act, an Executive Board may take action in only two ways. There is no third.
Both lawful paths require owner visibility. The statute then closes the obvious loopholes:
Measured against this standard, the significant decisions made since the current Board took office in June 2025 — the cable cancellation, the $112,000 special assessment, the roofing contract, and others — were not made through either lawful channel. Each violation below is a departure from the only two ways a Board is permitted to act.
Connecticut General Statutes §47-250(b)(3) requires the Executive Board to meet at least two times per year. In the full year following the June 2025 Annual Meeting, the Board held no meetings and gave owners no notice of any. The Board convened once, on July 9, 2026 — a single online meeting called amid growing owner concern — but no minutes of that meeting, or of any Board meeting, have ever been made available to unit owners.
A Board may make decisions only in one of two ways: at a properly noticed open meeting, or — if it acts without a meeting — by the consent of not less than two-thirds of all Board members, documented in an authenticated record that notes each member's consent or nonconsent by name. In either case, the Secretary must then notify all unit owners of the action and how each member stood (§47-250(b)(9)). This requirement exists precisely to prevent a Board from making significant decisions through informal agreement, outside any meeting, without a recorded and disclosed vote. Owners did receive management notices announcing certain outcomes — the cable discontinuation and the budget and special assessment among them — but a notice announcing a result is not the authenticated, named-vote record the statute requires. No such record, showing how each Director stood on any of these decisions, has been produced or disclosed. The following significant decisions were made and implemented without that record:
Declaration §19.6 requires that any special assessment exceeding 15% of the current annual operating budget be submitted to unit owners for ratification in the same manner as a budget under Section 19.5 — meaning a separate summary notice identifying the assessment, followed by a ratification meeting called specifically for that purpose. This separate process exists to ensure owners clearly understand they are being asked to ratify a significant expenditure beyond routine operating costs and have a meaningful opportunity to do so.
Instead, the $112,000 special assessment was embedded as a line item within the annual budget ratification notice, where a budget is approved unless a majority of all owners votes to reject it. Owners received no standalone summary identifying the assessment as subject to its own vote. Because the assessment — roughly 43% of the annual budget — far exceeded the fifteen-percent threshold, both the Declaration (§19.6) and the statute (§47-261e)† required it to be submitted for its own ratification, with its own summary and its own meeting or ballot. Owners were denied the distinct, focused vote the law provides for an assessment of this magnitude.
† Declaration §19.6 — Ratification of Non-Budgeted Common Expense Assessments: “If the Executive Board votes to levy a Common Expense assessment not included in the current budget… in an amount greater than fifteen percent (15%) of the current annual operating budget, the Executive Board shall submit such Common Expense to the Unit Owners for ratification in the same manner as a budget under Section 19.5.”
CGS §47-261e (special assessments): “… if the proposed special assessment, together with all other special and emergency assessments proposed by the executive board in the same calendar year, does not exceed fifteen per cent of the association’s last adopted periodic budget… the proposed special assessment is effective without approval of the unit owners. Otherwise, the board shall set a date… for either a meeting of the unit owners or a vote by ballot… to consider approval or rejection…”
The Bylaws require the Annual Meeting to be held on the first Friday in June — June 5, 2026. That date passed without a meeting and without notice. At the Annual Meeting, directors are elected by the owners; a Director's term expires each June, and an election is required to fill the seat. The Board's property manager stated in July that a combined annual and budget meeting would be held in the fall. The Bylaws call for the budget meeting in November. As of November 2, 2026, no such meeting has been scheduled.
Connecticut law requires that meetings of the Executive Board be open to the unit owners, and that at each meeting owners be given a reasonable opportunity to comment on any matter affecting the community or the Association (CGS §47-250(b)(1) and (b)(4)). The Declaration requires that minutes of any Board meeting be available to owners within fifteen days (Declaration §25.1). In the year following June 2025, the Board held no open meeting at all; and when it did meet, on July 9, 2026, no minutes were made available to owners then or since. The result is that owners have no record of what the Board has decided — the most significant Association decisions in this period were made outside the open, documented process the law guarantees to owners.