This amendment requires planned communities to hold open meetings where members can speak and record proceedings, while setting strict rules on when meetings can be closed.
Arizona2026Enacted
SB1290
SB1290: Open Meeting Rules for Planned Communities
Last scannedAug 24, 2026, 7:40 AM
In one sentence
This law requires Homeowners Association boards to hold open meetings where members can speak and prohibits the board from taking official action during closed sessions.
What it does
- Prohibits HOA boards from voting or making decisions on items discussed during a closed portion of a meeting.
- Allows only specific topics like legal advice, lawsuits, personal privacy matters, employee issues, and member appeals to be discussed in private without taking action.
- Requires the board to identify which law allows them to close a meeting before entering that session or on the notice for the meeting.
- Mandates that members receive at least 48 hours of notice for regular board meetings after developer control ends, unless it is an emergency.
- Allows members and their representatives to attend open sessions, speak during deliberations, and record those portions of the meeting.
Who it affects
- Boards of directors in planned communities (HOAs)
- Members who own property within a planned community
- Community managers hired by HOA boards
Limits and unknowns
- The law does not specify an effective date in the provided text.
- Emergency meetings are allowed without notice, but boards can only act on emergency matters during these sessions.
- Failure of a member to receive actual notice or agenda does not cancel actions taken at that meeting.
Plain language
Terms to know
- Planned Community
- A group of homes or properties managed together, often called an HOA.
- Closed Portion
- The part of a meeting where only board members and specific staff are allowed to attend for private discussions without taking action.
- Declarant Control
- A period when the original developer or builder manages the community before handing control over to the residents' association.
Official record
Sources
Official summary
SB1290 - 572R - Senate Fact Sheet Originally assigned to FIN������������ ���������������������������������������������������������������������������������� AS PASSED BY COW Now GOV-related ARIZONA STATE SENATE Fifty-Seventh Legislature, Second Regular Session AMENDED FACT SHEET FOR S.B. 1290 agricultural property; inspections; notice ( NOW: open meetings; planned communities ) As passed by the Senate, S.B. 1290 required the Arizona Department of Revenue and each county assessor to provide advance notice of specified property inspections and provide inspection reports to property owners. The House of Representatives adopted a strike-everything amendment that does the following: Purpose Prohibits a planned community (HOA) board from taking action on an item under consideration during the closed portion of a meeting. Background Each HOA must hold an open meeting at least annually and the meeting must be open to all members and any person designated to be a member's representative. Any portion of an HOA meeting may be closed only if the closed portion of the meeting is limited to the consideration of: 1) legal advice from an attorney for the board of the HOA; 2) pending or contemplated litigation; 3) personal, health or financial information about an individual member, employee or contractor of the HOA, including records directly relating to the personal, health or financial information of the individual; 4) matters relating to the job performance, compensation, health record or specific complaint of an individual employee or contractor of the HOA; 5) a member's appeal of any violation cited or penalty imposed by the HOA except on request of the affected member that the meeting must be held in open session. Before entering into a closed portion of a meeting or on the notice or agenda for the meeting with a closed portion, the board must identify the statutory matter that authorizes the board to close the meeting ( A.R.S. � 33-1804 ). There is no anticipated fiscal impact to the state General Fund associated with this legislation. Provisions 1. Specifies that a properly closed portion of an HOA meeting is limited to consideration without action. 2. Becomes effective on the general effective date. Amendments Adopted by the House of Representatives � Adopted the strike-everything amendment relating to HOA open meetings. House Action COM�������������� 3/24/26����� DPA/SE������ 8-2-0-2 3 rd Read��������� 4/21/26�������������������������� 38-17-4-0-1 Prepared by Senate Research April 21, 2026 AN/ci
Official activity
Bill history
- Governor signedSenate
- Senate passedSenate
- Senate passedSenate
- Senate minority caucusSenate
- Transmitted to SenateSenate
- House third read passedHouse
- House committee of the wholeHouse
- House minority caucusHouse
- House majority caucusHouse
- House second readHouse
- House Rules: C&PHouse
- House Commerce: DPA/SEHouse
- House first readHouse
- Transmitted to HouseHouse
- Senate third read passedSenate
- Senate committee of the wholeSenate
- Senate minority caucusSenate
- Senate majority caucusSenate
- Senate consent calendarSenate
- Senate second readSenate
Changes
Amendments
3 stored
This amendment replaces the original bill to create new rules requiring planned communities and homeowners associations to hold open meetings where members can speak, record proceedings, and receive advance notice.
This amendment changes the rules for inspecting agricultural land by requiring inspections if new buildings are added, allowing standardized report forms, and removing the need to send inspection notices via certified mail.