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The board of directors has changed the resale policy without consulting with the rest of the shareholders and didn't even notify them after changing it. It is now much harder to sell/buy an apartment, because our coop is already an HDFC building, but the board decided to put even more restrictions (for example, the buyer cannot buy the apartment for cash and cannot have more than a certain amount of assets). Is it within the board authority to change the resale policy without the approval of the majority of the shareholders?
Join the Conversation Comments (2)This is an HDFC and the resale provisions should be in the By-Laws. If so, it would take a vote of the shareholders to change the resale policy. Read the By-Laws carefully and see what they say on this subject.
I actually need to change my comment above. What the Board has done is not change the resale policy but probably added provisions to the application process. Therefore, it would have the authority to do this without shareholder approval.
Thanks all for the feedback. I reread the documents, including the By-laws, which clearly states that "The Corporation have entered into or shall enter into a Regulatory Agreement with the City of New York, acting by and through its Department of Housing Preservation and Development ("Regulatory Agreement"). The Regulatory Agreement contains restrictions and requirements concerning, among other things, renting and subletting, right of certain tenants, restrictions on shares of individual units, increases of maintenance charges, assessments, transfer fees, primary residency, management training for directors, and reserve funds. The Regulatory Agreement has been or will be recorded against the building and the Corporation, which will be subject to all the terms and conditions obtained therein."
To me, it sounds like each shareholders should have been given a copy of the Regulatory Agreement (for the record, we were not), since the RA is referenced in the By-laws. And maybe I'm taking it too far in my interpretation, but since we have to abide by that agreement, only the City of New York could change that agreement (including the resale policy). As mentioned the current resale policy was never shared with the shareholders (the board admitted to it when asked during a recent meeting of the shareholders and they didn't want to discuss it, because they claimed that it wasn't the right time, since most shareholders didn't even have a copy of it). And yet, at least one apartment is currently on the market with this new resale policy handed out to perspective buyers.
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The Board has the legal authority to change the resale policy whenever they feel it's necessary for the good of the co-op. That's within their rights as a Board. Remember that the Board was elected to represent the interests of the shareholders and to make decisions on behalf of the shareholders.
If you are not happy with the Board's decisions and policies, you have every right to ask the Board about them. If you feel that you can do a better job than the current Board as far as making decisions that affect the co-op, then run for the Board and work to help the Board make better decisions.
Having said that, the Board should have notified all shareholders about the change in Resale Policy since it can affect every shareholder. That's a potential issue that you can run on - "I will do a better job than the current Board in communicating with shareholders about important matters like this."
Good luck and keep us posted.
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