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For California community associations

Run the election so it holds

We serve as the independent inspector of elections your association is required to appoint, and we check that the procedure around the ballot — rules, notice, consent, quorum, retention — leaves a record that survives a challenge.

Two ways to start

Usually first Election rules check We read your current election rules and annual disclosure against the procedural requirements in the Davis-Stirling Act, including the changes AB 2159 made in 2025, and send you a written list of what does not line up and which deadline each item sits behind. Most rules adopted before 2025 have not been revisited since.
For a specific election Inspector of elections We act as the independent inspector under Civil Code § 5110 — receiving and validating ballots and proxies, running the count, certifying the result and retaining the materials. Paper, electronic or both in a single record. Fixed fee, quoted on your unit count before anything begins.

Why it has to be someone outside the association

Section 5110(b) bars the inspector from being a director, a candidate, or anyone already under contract with the association for other paid services — which rules out the management company and its managers. If we act as your inspector, inspection is the only engagement we hold with that association. See § 5110 for the full test.

Bilingual materials

For associations with Spanish-speaking owners we prepare the ballot and the notice in Spanish alongside the English ballot of record — reviewed, not machine-generated, and never in place of the English version. California does not require this; here is why associations do it anyway, and the owner-facing explanation in Spanish.

What we do not do

We are not attorneys and this is not a law practice. A rules check tells you where your procedure departs from the statutory requirements and what the deadlines are; it is not a legal opinion, and anything contested, unusual or consequential belongs with your association's counsel. We will say so plainly when we hit that line rather than guess past it.

Send an enquiry

Four fields. We reply with either a fixed quote or a straight answer that we are not the right fit — usually within two business days.

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We store what you send on our own server and use it to answer you. We do not pass it to anyone else and we do not add you to a mailing list.

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The deadline calculator gives you the four statutory dates from your meeting date without leaving an address, and the reference section covers the statutes in full.