Under the Declaration of Trust and M.G.L. c. 183A, official administrative duties—like setting up, scheduling, and sending the formal notice for the Annual Meeting—belong exclusively to the Board of Trustees.
However, individual unit owners have specific legal mechanisms to force the meeting if the Board refuses or fails to act.
If the Board is inactive, non-responsive, or trying to avoid holding the October meeting, individual owners can organize a collective effort:
- Gather 33% Beneficial Interest: Under Section 7.8.B, if a group of unit owners representing at least 33% of the total undivided beneficial interest signs a formal written demand, they force the Board's hand.
- Self-Issuing Notice (The Fallback): If the Board ignores that 33% written demand and fails to send out the notice, that coalition of 33%+ unit owners gains the legal authority to issue the formal Notice of Meeting themselves.
As long as that 33% coalition delivers written notice stating the date, time, venue, and election agenda to every unit owner at least 7 days in advance (pursuant to Section 7.9), the meeting becomes legally convened. Any votes passed at that meeting by 51% of the beneficial interest will be fully binding and enforceable.
In plain English: we need 22 owners to sign this petition to ensure the October meeting happens.
Updates
26 Signatures
September 20, 2026
Hi everyone - great news: last week, we picked up 4 more signatures, putting us at 26. This gives us a rough estimate of 33.76%, which is just enough to confirm the meeting will happen with or without board approval. However, I do need to confirm the following residents' unit numbers: Milazim C Dritan C Beverly B Roger W Please contact me directly or post to the message board with your unit number, as each unit carries a different weight that is counted towards calculating the necessary majority. That being said, we still need more signatures as a buffer in case some of the signatures don't count, i.e. delinquent on common expense assessments, special assessments, etc. Please think about signing if you haven't already done so, and as always please encourage your neighbors to sign as well. More updates to come!
We are at 29.8258% - Need at Least 3-5 more Signatures; Questions Below
September 12, 2026
Hi everyone - after doing some quick math (thanks Nila!) we are at 29.8258%. Here are some questions I have, please answer if possible: 1. Joe W: which Unit do you own? I can need that for the exact weightage, using the lowest amount for now. 2. Alison: need to confirm you can sign on behalf Roger. 3. Paul S and Malini: please confirm you both count only for one unit 4. Vin C 313: please confirm you count for two units 29.8258% accounts for the assumptions I have made above. Again, to be safe we could use another 3 to 5 signatures.
21 Signatures - Need Your Unit Number & A Few More Signatures
September 12, 2026
Hi everyone - great news, we now have 21 signatures and are very close to our goal. A few immediate actions: - Please post your unit number to the message board or contact me directly if you are not comfortable doing that. We need 33% ownership to make this valid, each unit carries a different percentage based on the square footage. For example, my unit counts as 1.8227% whereas yours might be 1.367%. If I have everyone's unit number, I can calculate that to confirm we have the required votes. - We still need a few more signatures as a safety net in case we don't get to 33%. Please encourage your neighbors to sign the petition. - I am going to send a letter to the Board letting them know we have the percentage and will conduct the meeting either way, since time is running short. However, we still need a few more signatures as a buffer.
10 Signatures - We Need 12 More
August 7, 2026
Hi everyone - we are up to 10 signatures. This is a great start, but 12 short of the minimum required. I encourage you all to "Reply All" to all the emails you have been copied on regarding the petition and let people know that you signed and why. Once we have 12 more I can notify the Board that we have the amount of signatures to run the meeting on our own if they do not meet their obligation to do so.
9 Comments
Transparency
I am representing my father Roger W Waugh! And he would 💯 sign this. I am handling his condo.
It is critical that we have a clear understanding of where our money is going, as well as having clear representation
I would like to be informed of any decisions regarding my portion of my shared investment! This is important because we can all take action when needed when we are fully informed of any issues or otherwise!
What exzctly are we paying for ??? Fire Pump,Fence as you enter rear of buiding?gravel around garage entrance? What was already payed for!!!
Holding an Annual meeting is a minimal expectation for condo governance. There are material matters that should be presented to unit owners.
Fiscal sanity
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Under the Declaration of Trust and M.G.L. c. 183A, official administrative duties—like setting up, scheduling, and sending the formal notice for the Annual Meeting—belong exclusively to the Board of Trustees.
However, individual unit owners have specific legal mechanisms to force the meeting if the Board refuses or fails to act.
If the Board is inactive, non-responsive, or trying to avoid holding the October meeting, individual owners can organize a collective effort:
- Gather 33% Beneficial Interest: Under Section 7.8.B, if a group of unit owners representing at least 33% of the total undivided beneficial interest signs a formal written demand, they force the Board's hand.
- Self-Issuing Notice (The Fallback): If the Board ignores that 33% written demand and fails to send out the notice, that coalition of 33%+ unit owners gains the legal authority to issue the formal Notice of Meeting themselves.
As long as that 33% coalition delivers written notice stating the date, time, venue, and election agenda to every unit owner at least 7 days in advance (pursuant to Section 7.9), the meeting becomes legally convened. Any votes passed at that meeting by 51% of the beneficial interest will be fully binding and enforceable.
In plain English: we need 22 owners to sign this petition to ensure the October meeting happens.
Updates
26 Signatures
September 20, 2026
Hi everyone - great news: last week, we picked up 4 more signatures, putting us at 26. This gives us a rough estimate of 33.76%, which is just enough to confirm the meeting will happen with or without board approval. However, I do need to confirm the following residents' unit numbers: Milazim C Dritan C Beverly B Roger W Please contact me directly or post to the message board with your unit number, as each unit carries a different weight that is counted towards calculating the necessary majority. That being said, we still need more signatures as a buffer in case some of the signatures don't count, i.e. delinquent on common expense assessments, special assessments, etc. Please think about signing if you haven't already done so, and as always please encourage your neighbors to sign as well. More updates to come!
We are at 29.8258% - Need at Least 3-5 more Signatures; Questions Below
September 12, 2026
Hi everyone - after doing some quick math (thanks Nila!) we are at 29.8258%. Here are some questions I have, please answer if possible: 1. Joe W: which Unit do you own? I can need that for the exact weightage, using the lowest amount for now. 2. Alison: need to confirm you can sign on behalf Roger. 3. Paul S and Malini: please confirm you both count only for one unit 4. Vin C 313: please confirm you count for two units 29.8258% accounts for the assumptions I have made above. Again, to be safe we could use another 3 to 5 signatures.
21 Signatures - Need Your Unit Number & A Few More Signatures
September 12, 2026
Hi everyone - great news, we now have 21 signatures and are very close to our goal. A few immediate actions: - Please post your unit number to the message board or contact me directly if you are not comfortable doing that. We need 33% ownership to make this valid, each unit carries a different percentage based on the square footage. For example, my unit counts as 1.8227% whereas yours might be 1.367%. If I have everyone's unit number, I can calculate that to confirm we have the required votes. - We still need a few more signatures as a safety net in case we don't get to 33%. Please encourage your neighbors to sign the petition. - I am going to send a letter to the Board letting them know we have the percentage and will conduct the meeting either way, since time is running short. However, we still need a few more signatures as a buffer.
10 Signatures - We Need 12 More
August 7, 2026
Hi everyone - we are up to 10 signatures. This is a great start, but 12 short of the minimum required. I encourage you all to "Reply All" to all the emails you have been copied on regarding the petition and let people know that you signed and why. Once we have 12 more I can notify the Board that we have the amount of signatures to run the meeting on our own if they do not meet their obligation to do so.
9 Comments
It is important that our Trust be managed in accordance with our bylaws and all pertinent laws of the Commonwealth of Massachusetts. It is the responsibility of the Owners to ensure that the Trustees always manage our Trust in full compliance. This petition is a positive step in that direction. All Owners are encouraged to sign this petition in order to protect their property as members of the Point of Pines Condominium Trust.
Transparency
I am representing my father Roger W Waugh! And he would 💯 sign this. I am handling his condo.
It is critical that we have a clear understanding of where our money is going, as well as having clear representation
I would like to be informed of any decisions regarding my portion of my shared investment! This is important because we can all take action when needed when we are fully informed of any issues or otherwise!
What exzctly are we paying for ??? Fire Pump,Fence as you enter rear of buiding?gravel around garage entrance? What was already payed for!!!
Holding an Annual meeting is a minimal expectation for condo governance. There are material matters that should be presented to unit owners.
Fiscal sanity
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It is important that our Trust be managed in accordance with our bylaws and all pertinent laws of the Commonwealth of Massachusetts. It is the responsibility of the Owners to ensure that the Trustees always manage our Trust in full compliance. This petition is a positive step in that direction. All Owners are encouraged to sign this petition in order to protect their property as members of the Point of Pines Condominium Trust.