California Civil Code §§ 5105 & 5135
Election rules
An association must adopt written election rules before it can hold a vote of the members, and those
rules have to prohibit denying a ballot to any member for any reason other than not being a member
when ballots were distributed.
Sections Civ. Code § 5105 · § 5135
Amendment § 5105: AB 2159 (2024)
Related § 5110 · § 5260
In force § 5105 in force 2025-01-01
Text verified 2026-10-10
Civil Code § 5105 — the text
Election Operating Rules; Candidate Qualifications; Electronic Secret Ballots
Amended by Stats. 2024, Ch. 383, Sec. 1. (AB 2159) Effective January 1, 2025.
(a)An association shall adopt operating rules in accordance with the procedures prescribed by Article 5 (commencing with Section 4340) of Chapter 3, that do all of the following:
(a)(1)Ensure that if any candidate or member advocating a point of view is provided access to association media, newsletters, or internet websites during a campaign, for purposes that are reasonably related to that election, equal access shall be provided to all candidates and members advocating a point of view, including those not endorsed by the board, for purposes that are reasonably related to the election. The association shall not edit or redact any content from these communications, but may include a statement specifying that the candidate or member, and not the association, is responsible for that content.
(a)(2)Ensure access to the common area meeting space, if any exists, during a campaign, at no cost, to all candidates, including those who are not incumbents, and to all members advocating a point of view, including those not endorsed by the board, for purposes reasonably related to the election.
(a)(3)Specify the qualifications for candidates for the board and any other elected position, subject to subdivision (b), and procedures for the nomination of candidates, consistent with the governing documents. A nomination or election procedure shall not be deemed reasonable if it disallows any member from nominating themself for election to the board.
(a)(4)Specify the voting power of each membership, the authenticity, validity, and effect of proxies, and the voting period for elections, including the times at which polls will open and close, consistent with the governing documents.
(a)(5)Specify a method of selecting one or three independent third parties as inspector or inspectors of elections utilizing one of the following methods:
(a)(5)(A)Appointment of the inspector or inspectors by the board.
(a)(5)(B)Election of the inspector or inspectors by the members of the association.
(a)(5)(C)Any other method for selecting the inspector or inspectors.
(a)(6)Allow the inspector or inspectors to appoint and oversee additional persons to verify signatures and to count and tabulate votes as the inspector or inspectors deem appropriate, provided that the persons are independent third parties who meet the requirements in subdivision (b) of Section 5110.
(a)(7)Require retention of, as association election materials, both a candidate registration list and a voter list. The candidate list shall include names and addresses of individuals nominated as a candidate for election to the board of directors. The voter list shall include the name, voting power, and either the physical address of the voter’s separate interest, the parcel number, or both. The mailing address for the ballot shall be listed on the voter list if it differs from the physical address of the voter’s separate interest or if only the parcel number is used. The association shall permit members to verify the accuracy of their individual information on both lists at least 30 days before the ballots are distributed. The association or member shall report any errors or omissions to either list to the inspector or inspectors who shall make the corrections within two business days.
(b)An association shall disqualify a person from a nomination as a candidate for not being a member of the association at the time of the nomination. An association shall disqualify a nominee if that person has served the maximum number of terms or sequential terms allowed by the association. A director who ceases to be a member shall be disqualified from continuing to serve as a director.
(b)(1)This subdivision does not restrict a developer from making a nomination of a nonmember candidate consistent with the voting power of the developer as set forth in the regulations of the Department of Real Estate and the association’s governing documents.
(b)(2)If title to a separate interest parcel is held by a legal entity that is not a natural person, the governing authority of that legal entity shall have the power to appoint a natural person to be a member for purposes of this article.
(c)Through its bylaws or election operating rules adopted pursuant to subdivision (a) only, an association may disqualify a person from nomination as a candidate pursuant to any of the following:
(c)(1)Subject to paragraph (2) of subdivision (d), an association may require a nominee for a board seat, and a director during their board tenure, to be current in the payment of regular and special assessments, which are consumer debts subject to validation. If an association requires a nominee to be current in the payment of regular and special assessments, it shall also require a director to be current in the payment of regular and special assessments.
(c)(2)An association may disqualify a person from nomination as a candidate if the person, if elected, would be serving on the board at the same time as another person who holds a joint ownership interest in the same separate interest parcel as the person and the other person is either properly nominated for the current election or an incumbent director.
(c)(3)An association may disqualify a nominee if that person has been a member of the association for less than one year.
(c)(4)An association may disqualify a nominee if that person discloses, or if the association is aware or becomes aware of, a past criminal conviction that would, if the person was elected, either prevent the association from purchasing the insurance required by Section 5806 or terminate the association’s existing insurance coverage required by Section 5806 as to that person should the person be elected.
(d)An association may disqualify a person from nomination for nonpayment of regular and special assessments, but may not disqualify a nominee for nonpayment of fines, fines renamed as assessments, collection charges, late charges, or costs levied by a third party. The person shall not be disqualified for failure to be current in payment of regular and special assessments if either of the following circumstances is true:
(d)(1)The person has paid the regular or special assessment under protest pursuant to Section 5658.
(d)(2)The person has entered into and is in compliance with a payment plan pursuant to Section 5665.
(e)An association shall not disqualify a person from nomination if the person has not been provided the opportunity to engage in internal dispute resolution pursuant to Article 2 (commencing with Section 5900) of Chapter 10.
(f)If an association disqualifies a nominee pursuant to this section, an association in its election rules shall also require a director to comply with the same requirements.
(g)Except as provided in subdivision (i), notwithstanding any other law, the rules adopted pursuant to this section may provide for the nomination of candidates from the floor of membership meetings or nomination by any other manner. Those rules may permit write-in candidates for ballots.
(h)Notwithstanding any other law, the rules adopted pursuant to this section shall do all of the following:
(h)(1)Prohibit the denial of a ballot to a member for any reason other than not being a member at the time when ballots are distributed.
(h)(2)Prohibit the denial of a ballot to a person with general power of attorney for a member.
(h)(3)Require the ballot of a person with general power of attorney for a member to be counted if returned in a timely manner.
(h)(4)Require the inspector or inspectors of elections to deliver, or cause to be delivered, at least 30 days before an election, to each member both of the following documents:
(h)(4)(B)A copy of the election operating rules. Delivery of the election operating rules may be accomplished by any of the following methods:
(h)(4)(B)(i)Posting the election operating rules to an internet website and including the corresponding internet website address on the ballot together with the phrase, in at least 12-point type: “The rules governing this election may be found here:”
(h)(4)(B)(iii)Election operating rules adopted pursuant to this section shall not be amended less than 90 days prior to an election.
(i)Notwithstanding an association’s governing documents, the association may adopt an election operating rule that allows an association to utilize an inspector or inspectors of elections, as specified in Section 5110, to conduct an election by electronic secret ballot, except for an election regarding regular or special assessments, as provided for in Chapter 8 (commencing with Section 5600).
(i)(1)An election operating rule adopted pursuant to this subdivision shall include, but not be limited to, all of the following purposes:
(i)(1)(A)Permitting a member to change their preferred method of voting from electronic secret ballot to written ballot or written ballot to electronic secret ballot no later than 90 days before an election.
(i)(1)(B)Requiring an electronic secret ballot and a written ballot to contain the same list of items being voted on.
(i)(1)(C)(i)For an election operating rule where a member is permitted to opt out of voting by electronic secret ballot to vote by written ballot, requiring the association to mail a written ballot only to a member who has opted out of voting by electronic secret ballot or for whom the association does not have an email address required to vote by electronic secret ballot.
(i)(1)(C)(ii)For an election operating rule where a member who is permitted to opt into voting by electronic secret ballot, requiring the association to send an electronic secret ballot only to a member who has opted into voting by electronic secret ballot.
(i)(1)(D)Requiring the association to maintain a voting list identifying which members will vote by electronic secret ballot and which members will vote by written ballot, and include information on the procedures to either opt out of or opt into voting by electronic secret ballot, as applicable, in the annual statement prepared pursuant to Section 5310.
(i)(1)(E)Requiring a member who votes by electronic secret ballot to provide a valid email address to the association.
(i)(1)(F)Prohibiting nomination of candidates from the floor of membership meetings, notwithstanding subdivision (g).
(i)(2)An electronic secret ballot may be accompanied by or contained in an electronic individual notice in accordance with paragraph (2) of subdivision (a) of Section 4040.
(i)(3)(A)The association shall deliver individual notice of the electronic secret ballot to each member 30 days before the election and shall contain instructions on both of the following:
(i)(3)(A)(i)How to obtain access to that internet-based voting system.
(i)(3)(B)Delivery of the individual notice described in subparagraph (A) may be accomplished by electronic submission to an address, location, or system designated by the member.
(i)(4)For an election operating rule where members are permitted to opt out of voting by electronic secret ballot to vote by written ballot, the association shall provide individual notice, delivered pursuant to Section 4040, at least 30 days before the deadline to opt out of voting by electronic secret ballot, of all of the following:
(i)(4)(B)If the member’s voting method is by electronic secret ballot and the association has an email address for the member, the email address of the member that will be used for voting by electronic secret ballot.
(i)(4)(C)An explanation that the member is required to opt out of voting by electronic secret ballot if the member elects to vote by written secret ballot.
(i)(4)(D)An explanation of how a member may opt out of voting by electronic secret ballot.
(i)(4)(E)The deadline by which the member is required to opt out of voting by electronic secret ballot if the member elects to exercise that right.
(i)(5)A vote made by electronic secret ballot is effective when it is electronically transmitted to an address, location, or system designated by an inspector or inspectors of elections.
(i)(6)A vote made by electronic secret ballot shall not be revoked.
(i)(7)If the association does not have a member’s email address required to vote by electronic secret ballot by the time at which ballots are to be distributed, the association shall send the member a written secret ballot.
(i)(8)For purposes of determining a quorum, a member voting electronically pursuant to this subdivision shall be counted as a member in attendance at the meeting. Once the quorum is established, a substantive vote of the members shall not be taken on any issue other than the issues specifically identified in the electronic vote.
(i)(9)As used in this subdivision, “electronic secret ballot” means a ballot conducted by an electronic voting system that ensures the secrecy and integrity of a ballot pursuant to the requirements of this article.
Reproduced verbatim from the California Legislative Counsel's published text and verified word-for-word against a second source (leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)). California statutes are government edicts and carry no copyright. This is an unofficial reproduction — the official version is published by the Legislative Counsel at leginfo.legislature.ca.gov, and that version governs.
Machine-readable: /data/5105.json — the same text with its subdivision anchors, dates and sources.
Civil Code § 5135 — the text
Association Funds and Campaign Purposes
Added by Stats. 2012, Ch. 180, Sec. 2. (AB 805) Effective January 1, 2013. Operative January 1, 2014, by Sec. 3 of Ch. 180.
(a)Association funds shall not be used for campaign purposes in connection with any association board election. Funds of the association shall not be used for campaign purposes in connection with any other association election except to the extent necessary to comply with duties of the association imposed by law.
(b)For the purposes of this section, “campaign purposes” includes, but is not limited to, the following:
(b)(1)Expressly advocating the election or defeat of any candidate that is on the association election ballot.
(b)(2)Including the photograph or prominently featuring the name of any candidate on a communication from the association or its board, excepting the ballot, ballot materials, or a communication that is legally required, within 30 days of an election. This is not a campaign purpose if the communication is one for which subdivision (a) of Section 5105 requires that equal access be provided to another candidate or advocate.
Reproduced verbatim from the California Legislative Counsel's published text and verified word-for-word against a second source (leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)). California statutes are government edicts and carry no copyright. This is an unofficial reproduction — the official version is published by the Legislative Counsel at leginfo.legislature.ca.gov, and that version governs.
Machine-readable: /data/5135.json — the same text with its subdivision anchors, dates and sources.
Delinquency bars candidacy, not voting
This is the provision most often got wrong, and the error runs in a predictable direction. An
association may disqualify a member who is delinquent on assessments from standing as a
candidate. It may not take away that member's ballot.
The two tests are separate and they are applied at different moments. Candidacy is assessed when
nominations close. The right to vote is assessed when ballots are distributed, and from that point the
only question the rules may ask is whether the person was a member.
A feature several platforms imply, and California forbids
Software that offers to suspend voting rights for owners in arrears is describing something an
association cannot lawfully do here. An association that withholds a ballot on that basis has given
the member a ready-made ground to void the election under
§ 5145 — and the burden of showing the defect was harmless then sits with the
association. In jurisdictions where delinquency does affect the vote, Spain among them, the
mechanic is legitimate; in California it is a liability.
The 90-day switch
Where the association permits electronic voting, a member may change between electronic and paper no
later than 90 days before the election. After that the choice is fixed.
The consequence is operational: the voter roll cannot be frozen into channels when the notice goes
out. Each member carries a voting method that stays editable until the window closes, and every change
needs a timestamp and an attribution, because the composition of the two channels is part of what the
inspector certifies. See hybrid elections.
What the rules have to cover
Election rules are not a formality the board adopts once and forgets. They are the document a
challenger reads first, and the one the inspector applies. At minimum they settle:
- Who qualifies as a candidate, and who verifies it.
- The nomination procedure and its deadlines.
- The method of voting — paper, electronic, or both — and the process for changing method.
- How the inspector of elections is selected, and the term of the appointment.
- How ballots are delivered, returned, counted and retained.
- Access to the association's media and membership list during a campaign, on equal terms.
Rules are a change with a long lead time
Adopting or amending election rules carries its own member-notice and comment period, which is why
the practical deadline for a rule change sits roughly 148 days ahead of the election
it governs. An association deciding in February to vote electronically in April has already missed
it. Work the dates back from your meeting →
The association's own money, and its own megaphone
Section 5135 is short and absolute: association funds shall not be used for campaign
purposes in a board election. In any other association election they may be used only so far
as is necessary to comply with a duty the law imposes.
It then defines campaign purposes in two parts, and the second is the one that catches boards acting
in good faith:
- Expressly advocating the election or defeat of any candidate on the ballot. The
obvious case, and the rare one.
- Including a photograph of, or prominently featuring the name of, any candidate in
a communication from the association or its board, within 30 days of an election — ballot and
ballot materials and legally required communications excepted.
The incumbent's newsletter problem
A sitting director is standing for re-election. The association's monthly newsletter goes out three
weeks before ballots are due, as it always does, with the president's column under the president's
name and a photograph from the summer barbecue. No one advocated anything. Section 5135(b)(2) does
not ask whether anyone advocated.
Within that 30-day window, a communication paid for by the association that prominently features a
candidate's name is a campaign purpose by definition — unless it is one for which
§ 5105(a)(1) requires equal access to be offered to another candidate or
advocate. That exception is the route back: the two sections are built to work together, and the
answer to "may we send it" is usually "yes, if the other candidates were offered the same space."
Which is why the equal-access obligation in § 5105(a) is not a courtesy clause. It is the mechanism
that makes an association's own media usable at all during an election, and an association that has
never operated it has no lawful way to mention a candidate in the month before a vote.
What AB 2159 changed here
Section 5105 is one of the six sections the 2024 amendment touched. The changes make room for
electronic balloting: the rules may now permit it, the member's right to opt out is written into the
section, and the association's obligations around notice and method follow from that choice. The
prohibition on denying a ballot was not relaxed. See AB 2159.
Related
- § 5110 — the inspector of elections, and the technical requirements for electronic balloting.
- § 5115 — quorum, and the adjourned meeting at 20 percent.
- § 5145 — the member's action where an election was conducted in violation of these rules.
- Hybrid elections — what the 90-day switch does to the voter roll.