New Election Requirements What They Mean for You and Your Board

A push for fair and democratic board elections in New Jersey got a major boost this past July when Gov. Chris Christie signed legislation that would codify a fair process for electing board members. The passage of the law also signals to all developers and community associations throughout the state that New Jersey values fair, transparent and accessible elections for all of its citizens. It was the culmination of a decade-long battle by homeowners from one particular New Jersey community who sought change in a governance structure that only favored a select few. 

The Story

When we think of modern governance and our opportunities as citizens to participate, we still like to believe that our vote counts. Not only does this matter in a presidential election or mayoral runoff, but even in the most local of concerns: that of electing people to a board of trustees for our community association – the place we call home. Yet for years, this precise issue of owners being denied meaningful access to participate in their own governance has been the source of dispute in one community called Radburn, located in Fair Lawn.

Founded in 1929, Radburn boasts a community of over 3,000 people who reside in 469 residences of diverse style and architecture. Although Radburn’s planning was far ahead of its time, its governance structure – now almost 90 years old – is anachronistic. Radburn is a community where only those nominated by a nominating committee may run for most board seats. The catch? The nominating committee is controlled exclusively by the board. The owners are not members of the association. Only those who have served or are serving on the governing board are members of the Radburn association. 

In 2006, a group of owners sought the aid of the courts in efforts to kick wide open the election doors long closed to only the select few already serving on the board, or their allies. Ultimately, though, an appellate court concluded in 2010 that nothing in Radburn’s bylaws contradicted any provision of New Jersey law. The court held that ‘[W]ithout a basis in legislation, it is beyond our authority to effect such a change in the relationships between community associations and their members.’”

Upset by this result, a number of Radburn residents turned to New Jersey State Senator Robert Gordon for help. In September 2016 Gordon introduced legislation that would democratize the process of electing members to an association’s governing board. Given the long history of being denied the ability to meaningfully participate in board elections, the Radburn residents sought a bill that would provide significant detail on the nominating, election and voting process. 


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  • Are you or anyone aware of a condominium association in New Jersey that is challenging the constitutionality of the Radburn bill in the courts?
  • According to Radburn is it correct to assume all Unit owners may run for the board. Our board is planning to pass a bylaw which will exclude any home owner who vacations in Florida
  • Joan, "The following provisions of this subsection shall apply to all associations of developments with 50 or more units" "An association, shall not prohibit an association member in good standing from nominating himself or herself, or any other association member in good standing as a candidate for any membership position on the executive board" The NJ Nonprofit law may also apply, which allows bylaws to provide for removal of a trustee for cause. If your bylaws include failing to attend meetings as cause, you might want all nominees to the board sign a statement indicating their agreement to participation rules. Otherwise, I doubt you could specify "vacationing in Florida" as cause. Disclosure: I am not an attorney, or licensed in any way to provide legal advice. All statements are my own opinion. I am a homeowner in Radburn.
  • Does the new law govern elections also govern the number of terms a owner may be on the board?
  • Our Association in NW NJ has always (until now) had Absentee ballots with names of candidates who have been nominated and also a blank spot for the recipient to nominate. Also we always had a spot on the actual ballot to nominate from the floor. Management has removed both of these, stating that as of October 2017 a new rule eliminating nominations from the floor had been enacted. Could you validate and clarify Thank you, Donna Brancy
  • Our association stated that in compliance with Radburn, all votes are read out loud giving the unit number and the vote. Is this mandatory now?
  • @Donna The new law requires a nomination period preceding the election, so that may be the reason behind eliminating nominations from the floor. @CS Nothing in the law requires voters' names to be read out loud to the members, however, the board may employ inspectors who must answer any challenge or question raised by a member, presumably including the names of voters.
  • Our association is comprised mostly of people that own both their building and the land under their building. We have a small group of people that only own their building and pay a user fee to a sponsor for the land under their building. Does this new law entitle the owners that do not own the land under their building the same nominating/voting rights as those owners that own both their land and their building?
  • As someone above asked, does the Radburn Bill make it impossible to have term limits for our Board? Barbara
  • I live in an adult community in south jersey for 55 and older people. It is a single family fee simple community with an HOA. Our governing documents were amended in 2003 after receiving approval of 2/3 of the members. The governing documents require approval of 2/3 of the owners in order to change any of the governing documents. Our Board of Trustees is indicating that we need to modernize our governing documents to comply with the Radburn Law. It is my understanding that these only needs to be done if the required votes for change is in excess of 2/3 of the owners. Am i correct or do our governing documents need to be changed if we currently require 2/3 approval? I believe the board wants to amend the documents to require less than 2/3 of the votes to change documents.
  • Covid has postponed our election. Are there provisions to force a board to hold an election and can the election be done by mail in ballot.