Nebraska's Condominium Act sets real mechanics for how a modern-Act condo association has to run its meetings and votes. Section 76-866 requires a meeting of the association at least once a year, lets owners holding twenty percent of the votes (or a lower bylaw-set share) call a special meeting, and requires notice, hand-delivered or mailed, "not less than ten nor more than fifty days in advance," stating the time, place, and agenda, including any proposed amendment, budget change, or move to remove a director or officer. Section 76-867 backs that with a quorum floor: unless the bylaws say otherwise, a member meeting has quorum once owners entitled to cast thirty-five percent of the votes are present in person or by proxy, and a board meeting has quorum at fifty percent of the board's votes.
Voting itself is governed by § 76-868. A proxy has to be dated, and it "terminates one year after its date, unless it specifies a shorter term." You can't revoke a proxy you signed except by giving actual notice of revocation to whoever is presiding over the meeting, so if a board is relying on a stale or improperly executed proxy, that's worth checking closely before a contested vote goes forward.
Budgets, declarant control, and recall
Two more mechanisms matter here. Under § 76-861(c), once the executive board adopts a proposed budget, it has to send owners a summary within thirty days and set a ratification meeting fourteen to thirty days after that; unless a majority of all votes in the association reject the budget at that meeting, it's ratified, whether or not a quorum shows up, so silence effectively approves it. And under § 76-861(g), owners can remove any executive board member, with or without cause, other than one appointed by the declarant, by a two-thirds vote of those present and entitled to vote at a quorum meeting; declarant control itself ends no later than sixty days after ninety percent of units are conveyed to non-declarant owners, or two years after declarants stop selling in the ordinary course of business, whichever comes first, under § 76-861(d). If you're in a subdivision HOA rather than a condo, none of these specific numbers apply; your meeting notice, quorum, and voting rules live entirely in your own declaration and bylaws.
The authority
The statutes behind this
Cited by name as authority, for your own reading. Informational only, not legal advice.
Neb. Rev. Stat. § 76-866
Requires at least one annual association meeting, lets 20% of owners call a special meeting, and sets a 10-to-50-day notice window with required agenda content.
Neb. Rev. Stat. § 76-867
Sets quorum at 35% of votes for a member meeting and 50% of the board's votes for a board meeting, absent a different bylaw rule.
Neb. Rev. Stat. § 76-868
Governs proxies: dated, one-year default term, and revocable only by actual notice to the person presiding over the meeting.
Step by step
How to assert your meeting and voting rights in Nebraska
Steps to hold a Nebraska condo association accountable at meetings and votes using §§ 76-866 to 76-868 and § 76-861.
- 01
Check the notice against § 76-866
Confirm you got 10 to 50 days' notice stating time, place, and agenda. A vote taken on defective notice is vulnerable.
- 02
Do the quorum math before a contested vote
Confirm 35% of votes are present (member meeting) or 50% of the board (board meeting) under § 76-867, unless your bylaws set a different number.
- 03
Scrutinize any proxy the board relies on
Check it's dated, within its one-year term, and wasn't revoked by actual notice to the presiding officer under § 76-868.
- 04
Watch the budget ratification clock
Under § 76-861(c), a proposed budget is ratified unless a majority of all votes reject it at the required meeting; if you want to fight a budget, you have to show up and vote it down, not just complain afterward.
- 05
Use the two-thirds recall right if the board won't listen
Section 76-861(g) lets owners remove any non-declarant-appointed board member by a two-thirds vote at a quorum meeting. That's a real lever independent of any individual dispute.
Straight answers
Common questions
How much notice does a Nebraska condo association have to give before a meeting?
Under § 76-866, notice must be hand-delivered or mailed not less than ten nor more than fifty days before the meeting, and must state the time, place, and agenda.
What's quorum for a Nebraska condo meeting?
Unless the bylaws set a different number, § 76-867 sets quorum at 35% of the votes present for a members' meeting and 50% of the board's votes for a board meeting.
Can I revoke a proxy I already signed?
Only by giving actual notice of revocation to the person presiding over the meeting, per § 76-868. A proxy also automatically expires one year after its date unless it specifies a shorter term.
Can owners remove a board member without cause?
Yes, for non-declarant-appointed members. Section 76-861(g) lets owners remove any executive board member, with or without cause, by a two-thirds vote of those present and entitled to vote at a quorum meeting.