AN ACT RELATING TO PROPERTY -- CONDOMINIUM LAW (Amends various sections of the condominium law to enhance transparency and establish a condominium ombudsman.)

S2899

2026 -- S 2899
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LC005047
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STATE OF RHODE ISLAND
IN GENERAL ASSEMBLY
JANUARY SESSION, A.D. 2026
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A N A C T
RELATING TO PROPERTY -- CONDOMINIUM LAW

Introduced By:
Senators McKenney, Raptakis, Britto, Zurier, and Bissaillon

Date Introduced:
March 04, 2026

Referred To:
Senate Housing & Municipal Government
It is enacted by the General Assembly as follows:
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SECTION 1. Sections 34-36.1-3.08 and 34-36.1-3.18 of the General Laws in Chapter 34-
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36.1 entitled "Condominium Law" are hereby amended to read as follows:
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34-36.1-3.08.
Meetings and notice
Meetings and notice, open guidance, minutes,
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executive session.
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(a) A meeting of the association must be held at least once each year. Special meetings of
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the association may be called by the president, a majority of the executive board or by unit owners
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having twenty percent (20%), or any lower percentage specified in the bylaws, of the votes in the
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association. Special meetings requested by unit owners of at least twenty percent (20%), or any
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lower percentage specified in the bylaws, of the votes in the association must be called by the
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executive board if the stated purpose is to propose an amendment of the declaration or bylaws,
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reject the budget, remove a director or officer and elect a replacement, or for any other purpose of
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which the unit owners are entitled to vote, except for the general election of board members which
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is to take place at the annual meeting. Not less than ten (10) nor more than sixty (60) days in
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advance of any meeting, the secretary or other officer specified in the bylaws shall cause notice to
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be hand delivered or sent prepaid by United States mail to the mailing address of each unit or to
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any other mailing address designated in writing by the unit owner.
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(b) The notice of any meeting must state the time and place of the meeting and the items
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on the agenda, including the general nature of any proposed amendment to the declaration or
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bylaws, any budget changes, and any proposal to remove a director or officer.

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(c) Notwithstanding any provisions in the declaration or bylaws to the contrary, the
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association may conduct regular or special meetings of the executive board and annual or special
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meetings of the unit owners by electronic means so that physical presence is not required. All
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association meetings that take place in a physical location shall be in the county where the
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condominium is located. All association meetings may be held fully or partially by telephonic or
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video conference or other interactive electronic communication process as determined by the
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executive board; provided, however, that all participants shall be able to simultaneously
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communicate with each other during the meeting. Presence by such electronic means shall satisfy
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any quorum and voting requirements in the association’s governing documents as well as the
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requirements of §§ 34-36.1-3.09 and 34-36.1-3.10. Where participation by electronic means is
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provided for, the notice of any meeting shall, in addition to the requirements of subsection (b) of
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this section, also identify the remote platform being used and provide the necessary access
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information to all unit owners to participate.
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(d) Where a regular or special meeting of the executive board is held fully or partially by
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electronic means pursuant to subsection (c) of this section and a quorum has been established, the
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executive board may vote on any action properly before the board by electronic means including,
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but not limited to, email, telephonic conferencing, video conferencing, and electronic voting
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platforms. Where an annual or special meeting of the unit owners is held fully or partially by
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electronic means pursuant to subsection (c) of this section and a quorum has been established, the
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unit owners may vote on any action before the membership by electronic means including, but not
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limited to, telephonic conferencing, video conferencing, or electronic voting platforms, or mail-in
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ballot, as determined by the executive board. If the declaration or bylaws requires the signature of
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unit owners for such voting or proxies, unit owners may electronically submit their signatures as
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determined by the executive board.
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(e) Notwithstanding subsection (a) of this section and any provisions in the declaration or
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bylaws to the contrary, notice of any meeting may alternatively, or additionally, be provided
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electronically to a unit owner’s email address if such email address has been designated in writing
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by the unit owner along with written consent to receive meeting notices from the association
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electronically. Any meeting notice may also be provided alternatively, or additionally, by posting
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the notice to a secure website or portal of the association or of the association’s agent, if the unit
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owner has consented in writing to receive meeting notices from the association via electronic
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posting. Unit owners may opt out of electronic delivery or electronic posting of meeting notices at
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any time by written revocation submitted to the association.
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(f) Regular and special meetings of the executive board shall be open to unit owners, except

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for executive sessions convened to discuss privileged legal communications, personnel matters, or
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delinquencies of specific owners. The executive board shall provide a reasonable opportunity for
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owner comment, at the meeting, on agenda items prior to any vote.
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(g) Notice. Not less than five (5) days prior to any regular meeting of the executive board
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and no less than twenty-four (24) hours for special meetings, the executive board shall provide
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owners with the date, time, agenda topics, and physical and/or remote access instructions by
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reasonable means, including electronic notice where an owner has consented.
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(h) Minutes. Minutes of executive board and unit owner meetings shall be recorded,
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approved, and made available to owners within thirty (30) days after approval. Executive-session
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minutes shall state the general topic and legal basis without privileged detail.
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(i) Annual meeting. The annual meeting of unit owners shall include presentation of the
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budget, (if there is no separate budget meeting otherwise held in that fiscal year), reserves status,
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update on insurance coverages, and notice of any significant contracts entered into by the
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association, with any advance materials made available not less than ten (10) days before the
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meeting.
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34-36.1-3.18.
Association records
Association records - Access to records, timelines,
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formats, penalties.
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(a)
The association shall keep financial records sufficiently detailed to enable the
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association to comply with § 34-36.1-4.09. All financial and other records shall be made reasonably
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available for examination within thirty (30) days of a request by any unit owner and his or her
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authorized agent.
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(b) Records requested pursuant to this section shall include minutes, insurance policies,
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bank statements, signed contracts, reserve and condition studies, results of any financial review or
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audit, and paid vendor invoices.
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SECTION 2. Chapter 34-36.1 of the General Laws entitled "Condominium Law" is hereby
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amended by adding thereto the following section:
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34-36.1-3.22. Financial audits for condominium associations.
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(a) Applicability. Every condominium association organized under this chapter that
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governs more than twenty (20) units shall be subject to the financial review requirements set forth
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in this section.
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(b) Financial review requirement. Each association subject to this section shall obtain an
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independent financial review of the association’s books, records, and accounts at least once every
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five (5) fiscal years.
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(c) Reviewer qualifications. The review shall be conducted by a certified public accountant

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licensed in this state, who is independent of the association, its managing agent, and any officer or
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employee of the association.
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(d) Distribution of review. A copy of the completed review shall be:
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(1) Provided to the executive board upon completion; and
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(2) Made available to all unit owners upon request, and provided to any unit owner who
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requests a copy in writing, subject to reasonable copying costs.
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(e) Cost of review. The cost of the review shall be a common expense of the association.
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(f) Financial review discrepancies. In the event the financial review report identifies any
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inconsistencies, the executive board shall proceed to a full audit, which cost shall be a common
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expense and complete in accordance with subsection (c) of this section and distributed pursuant to
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subsection (d) of this section.
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SECTION 3. This act shall take effect upon passage.
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EXPLANATION
BY THE LEGISLATIVE COUNCIL
OF
A N A C T
RELATING TO PROPERTY -- CONDOMINIUM LAW
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This act would amend various sections of the condominium law to enhance transparency
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and establish a condominium ombudsman.
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This act would take effect upon passage.
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LC005047
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