Category: How To

How to amend approved meeting minutes

How to Amend Approved Meeting Minutes

Posted on by Matt McEwan

How to Amend Approved Meeting Minutes

Posted on by Matt McEwan

While it is a common misconception that meeting minutes cannot be altered once formally approved, boards have the authority to correct the record if errors are discovered. Even with meticulous review, mistakes such as misspelled names, misstated motions, or misinterpreted discussions can occur. Because approved minutes serve as the formal record of a governing body’s undertakings, any subsequent changes, no matter how big or small, must follow a formal process to maintain transparency and avoid miscommunication.

It is important to note that if you work with a third-party service provider for your minutes, you need to communicate whether they are amending approved minutes or minutes that are still in draft form.

Let us break down how you can amend approved meeting minutes to avoid any potential risks.

Understanding the Approval Lifecycle

To maintain the integrity of your records and protect your organization, it is vital to distinguish between draft minutes and formally approved minutes.

Initial Approval of a Draft: When a board reviews a previous meeting’s record, it may approve it as presented or “approve as amended” to correct errors identified during the review. Once approved and signed, these minutes cease to be drafts and become the official record.

Subsequent Errors in Official Records: If a change is needed after formal approval and the minutes have already been signed, the board cannot simply go back and edit the original document. Instead, the correction must be made with a formal motion, no matter how big or small the change is.

Amending Signed Minutes

Once meeting minutes are formally signed and approved, they transition from a draft to the official, final record of the governing body. Because these documents are the formal record of board undertakings, any subsequent alterations require a specific parliamentary process to maintain transparency and avoid confusion.   

Types of Post-Approval Motions

Depending on the nature of the change required for already-approved minutes, different motions should be utilized:

  • Motion to Amend Something Previously Adopted: This is the standard terminology under the most commonly used best practices, Robert’s Rules of Order, when a director seeks to revise the wording of certain passages or fix spelling and grammar.
  • Motion to Rescind Something Previously Adopted: This motion is specifically used if the intent is to strike out an entire decision, such as a previously approved motion, resolution, order, or rule.

Unlike corrections made to draft minutes during the initial review process, these motions must explicitly describe the specific changes being made to the final record.

Notice and Voting Requirements

To ensure the integrity of the governance process, a motion to amend or rescind something previously adopted typically requires a two-thirds vote. However, in many cases, the board may pass these motions by a simple majority if advance notice is provided. The most efficient way to provide this notice is to include the proposed changes as an item on the meeting agenda.

Standardized Documentation Examples

When reopening already-approved minutes to adjust the language, the motion must be clearly styled to identify the original record.

Example of an “Expanded Amendment”:

  • A director makes a motion to:
    • “Amend the minutes of [DATE OF MEETING] as previously adopted on [DATE THE BOARD APPROVED THE MINUTES] by replacing ‘May 30’ with ‘May 31’ in Item 3.6.”

If multiple changes are required, use bullet points to list each specific revision clearly.

  • If the board has changed its mind regarding a previous decision, do not alter the already-approved minutes. Instead, the current minutes should record a motion to:
    • “Amend the previously adopted motion in the minutes of [DATE] in Item 4.2.2 by adding ‘at a cost not to exceed $1,000’.”
    • “Rescind the resolution in the minutes of [DATE] in Item 5.1 to add a treadmill to the gym.”

This method ensures that the original, signed version remains intact while providing a transparent, traceable trail of all subsequent changes should an audit ever be required.

What Record Should Be Retained

As noted previously, the original copy of the approved minutes must never be altered. Once you have gone through the above process to amend your approved minutes it is best practice to:

  • Retain a copy of the approved minutes as originally signed and filed.
  • Attach or append the correction details (based on the minutes from the next meeting) to the original document.
  • Maintain a version history for digital files that clearly identifies the approved original and where any corrections were made.

This process maintains a clear history of decisions and changes, something auditors, regulators, and future boards will appreciate.

Conclusion

Errors happen, but how you handle them speaks volumes about your organization’s commitment to transparency. When you amend approved minutes or correct them properly, you reinforce accountability and confidence in your governance process, which are qualities every board should strive to uphold.

If your company is working with a third-party service provider to take your minutes, it is very important that your service provider understands whether they are amending draft minutes or formally approved minutes.

If you’d like to deepen your understanding of documentation standards and best practices for governance professionals, explore our Minute Taking Fundamentals online training course. It includes checklists, templates, and real-world examples to help you manage meeting records with precision and confidence.

Disclosures and abstentions

How to Document Conflicts of Interest and Abstentions in Minutes

Posted on by Matt McEwan

How to Document Conflicts of Interest and Abstentions in Minutes

Posted on by Matt McEwan

Accurate recording of conflicts of interest and abstentions is critical for maintaining legal compliance and professional standards. Minute takers must understand the specific protocols for documenting these governance procedures to ensure the official record remains clear and defensible.

Failure to properly document conflicts of interest or abstentions can create legal ambiguity or the appearance of impropriety. In contrast, adhering to the best practices of minute taking protects all parties involved and ensures the integrity of the organization’s records.

The Importance of Proper Documentation

A conflict of interest arises when a director’s personal or financial interests may compromise their impartiality regarding an official decision. In other words, when they stand to personally or financially benefit from the decision being voted upon.

Documenting disclosures demonstrates that the governing body is adhering to ethical standards and bylaws. Clear minutes serve as evidence that the organization handled potential conflicts appropriately, eliminating ambiguity regarding whether a conflicted director participated in a vote.

What to Include When Someone Declares a Conflict

Keep your language straightforward and stick to what happened. You need three elements:

  • Who declared the conflict
  • What the conflict is or the agenda item it relates to
  • How they acted

Avoid recording excessive personal details, such as specific family dynamics, which may violate privacy. The focus must remain on the disclosure itself and how the governing body followed protocol.

Here’s what that looks like in practice:

“Director Patel disclosed a conflict of interest on Item 4, The Thompson Building Lease Proposal. Director Patel did not participate in the discussion or vote.”

Recording Departures After Declarations

The bylaws and rules of a governing body can differ regarding the protocol to be followed once a conflict is declared. Some governing bodies require that the individual who has declared a conflict of interest leave the meeting for the duration of the discussion and vote, a practice known as recusal. Some governing bodies allow people to remain during the vote and discussion, provided they do not participate.

If they leave the room:

“Director Patel disclosed a conflict of interest on Item 4, The Thompson Building Lease Proposal. Director Patel did not participate in the discussion or vote.
Director Patel departed the meeting at 3:15 p.m. for the discussion of Item 4 and returned at 3:28 p.m. following the vote.”

If they stay but don’t participate:

“Director Patel disclosed a conflict of interest on Item 4, The Thompson Building Lease Proposal. Director Patel did not participate in the discussion or vote.”

It is important that every governing body thoroughly understands its own bylaws on this matter and applies the correct style consistently throughout its minutes.

Recording Abstentions in the Vote Count

An abstention occurs when a director declines to vote. Unless the organization requires a recorded vote, minute takers should generally not list individual abstentions in the general vote count.

If an abstention is required to be noted, it should be recorded clearly following the motion result. Note that if a director has already recused themselves due to a conflict, there is no need to record it as an abstention in the vote tally.

Here’s what that looks like in practice:

“Motion carried with 7 in favour, 1 opposed, and 1 abstention.”

Common Mistakes to Avoid

To maintain the integrity of the minutes, avoid the following common mistakes:

Don’t editorialize. Do not use subjective descriptors (e.g., “wisely” or “refused”). Use neutral language such as “declined to vote” or “abstained”.

Don’t include the debate about the conflict. Omit “he said/she said” discussions regarding the validity of a conflict unless directed otherwise; focus on the outcome.

Don’t be inconsistent. Use a consistent format for all disclosures throughout the document and across all sets of minutes.

Don’t skip recording it. Record all disclosures. They protect both the individual and the organization.

What Your Bylaws and Regulations Require

Governance rules vary between non-profits, municipal bodies, and corporations. Prior to the meeting, review the organization’s specific policies regarding recusal and voting transparency:

  • Review your organization’s conflict of interest policy
  • Check whether your bylaws specify recusal procedures
  • Know if you’re subject to open meetings laws or other regulations
  • Confirm whether you need to record individual votes by name or totals

When in doubt, consult with the chair of your governing body or legal counsel to be prepared.

Quick Reference: Template Language

For a disclosed conflict with no participation:
“[Name] declared a conflict of interest regarding [Item]. [Name] did not participate in discussion or voting.”

For leaving the room:
“[Name] left the meeting during consideration of [Item] and returned following the vote.”

For an abstention:
“Motion [passed/failed] with [X] in favour, [X] opposed, and [X] abstained.”

Why This Approach Works

Disclosures and abstentions are a common aspect of governance meetings, and given their nature, it is crucial that they are captured correctly in the organization’s minutes.

Adhering to these standards ensures the minutes remain factual, concise, and legally sound. Proper documentation provides a transparent historical record that protects both the individual director and the organization.

Additional Resources

For more articles like this, explore our extensive blog. We also offer free downloadable guides that address common governance challenges, including How to Ratify Decisions Made Outside of Board Meetings and How to Properly Amend Meeting Minutes.

If you would benefit from comprehensive training that helps you take effective minutes with confidence, check out our online course.

Learn More

Recording motions that don't pass

How to Record Motions That Don’t Pass

Posted on by Matt McEwan

How to Record Motions That Don’t Pass

Posted on by Matt McEwan

Boards, committees, councils, and other decision-making bodies frequently reject proposals. A motion is raised, discussed, put to a vote, but ultimately does not pass. While this is a standard component of formal meeting dynamics, failed motions are sometimes omitted from the minutes or recorded incompletely, which can create gaps in the official record.

When a motion does not carry, it must still be documented with the same care as a motion that passed.

Why Documenting Rejection Matters

Complete records demonstrate good governance and create institutional memory. If there is no record of a motion that failed, there is no proof that the governing body considered the item. Proper documentation confirms that a topic was discussed and why it did not proceed, which helps address future questions from stakeholders about whether their concerns received legitimate consideration.

Including vote counts when documenting failed motions adds further context and transparency to the decision-making process. A motion that fails by a narrow margin may suggest openness to a revised proposal, while a unanimous rejection clearly signals the governing body’s position on the matter.

How to Record a Failed Motion

When a motion is made and seconded but does not receive sufficient votes, it fails. The structure requires the following core elements and differs slightly from a motion that carries:

  • Capture the Mover and Seconder: Identify who made the motion and who seconded it. For example: Trisha Lecki made a motion, seconded by Charles Abrams, to…
  • Capture the Exact Language of the Motion: Record the exact wording. Do not paraphrase. Words and phrasing carry meaning, and that meaning can have legal or financial implications if not captured exactly.
  • Clearly State the Result of the Motion: Depending on your preferred language—“the motion failed”; “the motion did not carry”; “the motion did not pass”; “the motion was defeated”—develop one style and use it consistently across all relevant motions and meetings.
  • (Optional) Capture the Vote Counts: The bylaws of your organization or the regulations of your industry and jurisdiction may require the vote results be recorded in detail. If so, find out the exact details required—name and vote or just the vote count—and present the information as clearly as possible. For example: Motion failed. (3 in favour, 5 against, 2 abstained, 1 absent.)

Example of a Failed Motion

Trisha Lecki made a motion, seconded by Charles Abrams, to approve the proposal from XYZ Locks to install new sliding doors on the north and south sides of the building for $18,650 plus tax. Motion failed.

When a Motion Dies Before the Vote

If a board member proposes a motion but no other board member seconds it, the motion does not proceed to a vote. This scenario, in which the motion “dies”, requires specific documentation to demonstrate that the item did not warrant board discussion.

Do not record that the motion “failed,” as it never reached the voting stage. Instead, state that it “died for lack of a seconder”.

Example of a Motion with No Seconder

Trisha Lecki made a motion to approve the proposal from XYZ Locks to install new sliding doors on the north and south sides of the building for $18,650 plus tax. Motion died for lack of a seconder.

Recording Vote Results, Dissent, and Abstentions

Whether vote results are recorded by individual name, through a roll call vote, depends on the type of organization, its governing documents, and the laws that apply to it.

Elected bodies, such as city councils, represent a defined constituency and often use roll call votes to demonstrate accountability to voters. In contrast, the boards of a non-profit organizations or corporations typically do not require votes to be recorded by individual name. This reflects the governance principle that, once a decision is made, the board speaks with a single, collective voice.

Unless a roll call vote is specifically requested, or required by governing documents or applicable regulations, simply stating “Motion failed” or “Motion carried” is generally sufficient.

If a director specifically requests that their dissent or abstention be recorded, and this practice is permitted within the organization, document this dissent or abstention immediately after the motion result.

Example of Recorded Roll Call Vote

Trisha Lecki made a motion, seconded by Charles Abrams, to approve the proposal from XYZ Locks. Motion failed. In favour: Trisha Lecki; Opposed: Charles Abrams, Starr Hobbes.

Maintaining Neutrality and Accuracy

Minutes must remain objective. The minute taker’s role is to record what happened and not to interpret the quality of the decision.

  • Avoid Subjective Language: Never use words like “unfortunately,” “regrettably,” “heated,” or “soundly defeated”.
  • Stick to the Facts: Record the decision and the rationale briefly, using neutral language such as “The Board expressed concern regarding…” rather than quoting arguments verbatim. Only motions themselves need to be captured verbatim.
  • Do Not Change the Wording of the Motion: Record the motion exactly as it was presented. If the wording is unclear during the meeting, ask for clarification before the vote is taken.

By documenting failed motions with the same precision and neutrality as approved ones, you ensure the organization’s records are accurate, transparent, and legally sound.

By recording all motions—carried, failed, or died—in this way, stakeholders or auditors who review your minutes will see the whole picture of how decisions are made. They will understand not just what actions were taken, but what alternatives were considered, and that transparency creates trust.

Additional Resources

For more articles like this, explore our extensive blog. We also offer free downloadable guides that address common governance challenges, including How to Ratify Decisions Made Outside of Board Meetings and How to Properly Amend Meeting Minutes.

If you would benefit from comprehensive training that helps you take compliant minutes with confidence, check out our online course.

Learn More

AGM Meeting Minutes

AGM Meeting Minutes Template: What to Include and Why It Matters

Posted on by Matt McEwan

AGM Meeting Minutes Template: What to Include and Why It Matters

Posted on by Matt McEwan

The annual general meeting (AGM) is perhaps the most important occasion in an organization’s calendar. For a professional body, homeowners’ association, non-profit, or similar organization, the AGM provides members with a complete picture of the past year and the path ahead, including audited accounts, board elections, policy changes, discussions on future direction, and more.

AGM minutes serve as a legal record confirming that the meeting took place, that motions were moved and passed, and that elections complied with the relevant regulations. They may also support the preparation of an annual report by helping document the board’s activities, decisions, and financial transparency for stakeholders.

An effective AGM minutes template is more than a helpful tool for the minute-taker, it is a major benefit for the organization itself. Let’s work through what is commonly included in AGM minutes and why each item matters.

The sections below reflect common elements found in AGM minutes across a range of industries and organization types. They are intended as a practical guide, not a universal checklist. Depending on your organization’s structure, governing documents, industry, and jurisdiction, some sections may not apply, while others may be required. Always consult your governing documents and the regulations of your jurisdiction. If you have questions about general best practices for a specific industry or organization type, please reach out, and we will be happy to share any helpful information we have.

1. Meeting Details and Introductions

Start with basic information, such as the name of the organization, meeting type, date, time, and location (or medium for online meetings). Then, list the members at the head table—the chair, directors, and guests, such as the auditor or recording secretary.

Why it matters: Recording meeting minutes and key attendees verifies that the AGM was properly convened, ensures transparency for members, establishes continuity and accountability, and clarifies who presented reports or advised on governance.

2. Welcome and Opening Remarks

While not required by law, a welcome helps to set the tone for leadership in the meeting. The president typically gives the welcome and can incorporate an introduction of the chair or facilitator, as well as a thanks to those attending.

Why it matters: This provides transparency and organizational structure, most notably in larger associations where members may not be personally acquainted with leadership or the board.

3. Awards and Recognition (if applicable)

If your AGM includes recognition—service pins, volunteer awards, committee recognition—include these details in your minutes. List the types and names of the awards, as well as the winners or those recognized.

Why it matters: This not only shows respect but also serves as an official record for future internal use, including in future newsletters or governance reviews.

4. Quorum Confirmation and Call to Order

Note the number of members present (including proxies) and state whether quorum was reached as per the by-laws.

Why it matters: Accurate record-keeping prevents disputes and supports audit readiness.

5. Evidence of Notice

Confirm that notice was given in accordance with the by-laws and applicable legislation.

Why it matters: Recording due notice establishes that a valid meeting was convened and supports the legitimacy of all decisions made.

6. Adoption of the Agenda

Include an express motion that affirms the agenda was adopted (as given or as amended), and names the mover and seconder.

Why it matters: Adopting the agenda formally defines the scope for the meeting and ensures members agree on the meeting topics.

7. Approval of Previous AGM Minutes

The minutes from the previous AGM must be approved. If changes were made, be clear and precise about what was changed, even quoting the new and old text if necessary.

Example:
 “The last sentence in section 13.3(b) was changed to read as follows: ‘Motion defeated, with 39 in favour and 99 against.’”

Why it matters: This shows consistency between AGMs and confirms your organization’s records. Keeping thorough meeting minutes also helps track motions and discussions year after year.

8. Appointment of Scrutineers (for Elections)

Record those appointed to assist with ballot-counting and election oversight.

Why it matters: This provides transparency and ensures fairness and procedural integrity in elections.

9. Presentation and Approval of Financial Statements 

Summarize the auditor’s report and identify key questions and answers from those present. Record the motion to approve the financials.

Why it matters: This is arguably the most legally significant element of an AGM. Stakeholders require assurance that the organization’s finances have been independently reviewed and approved.

10. Appointment of the Auditor

Also, note the motion to appoint (or reappoint) the auditor for the upcoming fiscal year, along with the names of the mover and seconder.

Why it matters: The appointment of auditors is typically a requirement under local legislation or by-laws. Documenting this in writing ensures your organization is in compliance.

11. Budget Presentation and Approval

Capture the highlights of the draft budget presentation, the questions or concerns of those present, and the motion to adopt the budget.

Why it matters: This shows fiscal transparency and can prevent future confusion or disputes.

12. President’s and Committee Reports

Add a summary of the key updates on initiatives, new programs, office changes, or committee activity. This text doesn’t need to be captured verbatim; an overview of the highlights will suffice.

Why it matters: These reports show board accountability and evidence of how member fees and volunteer efforts are spent.

13. Revising By-laws

For by-law change votes, include:

  • A summarization of the proposed changes being voted on (if there are multiple)
  • Mention the background materials received in advance, the rationale for the changes, and the exact wording
  • The exact number of votes in favour and against, or the percentage of votes in favour, if available
  • A clear statement of whether the changes passed or failed

Why it matters: By-law amendments are an involved process with many steps that occur before the final vote. Documentation of the rationale, previous work, and the final tally can help resolve or defuse future challenges to by-law changes.

14. Elections

Elections should be divided into three sections:

  • Nominations (who was nominated or if nominations were made from the floor)
  • Motion to close the nominations
  • Election results (who was voted for and their term)

Why it matters: Conducting elections is a key component of an AGM. Accurate records strengthen the authority of the elected board and its members.

15. Q&A

Summarize comments or questions. There’s no need to record every line of discussion, just the issues raised and the replies given.

Why it matters: This shows the board is listening and responsive, and it also provides future boards with an understanding of any concerns raised over time.

16. Adjourn

Close the meeting with a motion to adjourn, noting the time, and who moved and seconded the motion.

17. Signatures and Disclaimer 

End your minutes with signature lines for two directors and a statement that the document is a summary, not a transcript.

Why it matters: Signatures verify the minutes as official and help differentiate the final copy. The disclaimer protects against future challenges about discussions that may have been summarized or perceived to be omitted.

Last Lesson Learned: A Good Template Saves Time and Trouble 

Annual general meeting minutes are not an afterthought; they are an official governance document and the only formal record of what was agreed. A well-designed and carefully thought-out AGM minutes template is vital for the minute-taker and protects the board. If your AGM minutes are inconsistent or confusing, consider getting professional help. For many boards, outsourcing the preparation of minutes after each annual meeting ensures accuracy and peace of mind.

Minutes Solutions provides expertly written AGM minutes that are neutral, factual, and aligned with best practices. Let us handle the record-keeping while you focus on the decision-making.

Need help preparing professional AGM minutes? Let our experienced team manage the process for you by providing accurate, compliant, and prompt meeting minutes every time.

Get a Minute Taking Quote
master your next Ontario condo AGM

How to Master Ontario Condo AGMs: From Compliance to Community Building

Posted on by Matt McEwan

How to Master Ontario Condo AGMs: From Compliance to Community Building

Posted on by Matt McEwan

Annual General Meetings (AGMs) are one of the most important events in the annual calendar of an Ontario condominium corporation. AGMs are where owners review financial statements, elect board members, and hear updates about their property. Yet, for all their importance, AGMs can be tricky to execute smoothly. Done well, an AGM can inspire confidence and foster a sense of community. Done poorly, it risks becoming a breeding ground for distrust and frustrated, unhappy owners. If you’ve ever felt the weight of getting it just right, you’re not alone. But the good news is thaat running a great AGM isn’t about perfection—it’s about preparation.

We’ve put together a detailed guide to organizing an efficient AGM that’s not just compliant with Ontario’s Condominium Act but acts as a vehicle for engaging your community.

Start Strong by Nailing the Notification Process

The first and most critical step to a successful AGM is ensuring owners are properly informed and engaged. Ontario’s Condominium Act, 1998 mandates a two-step notification process. First, a preliminary notice of meeting must be sent out at least 20 days before the notice of meeting. This initial notice informs owners of the meeting’s date and purpose and invites them to submit items for the agenda or candidacies for the board. The notice of meeting, containing all the finalized meeting details, must follow at least 15 days before the AGM. We suggest sending the notice of meeting 20–25 days ahead of the AGM to give owners additional time to prepare by reviewing materials and submitting proxies. Remember, clear and timely communication sets the tone for the entire AGM.

Your AGM notice package should include:

  • The date, time, and location (or virtual meeting access details).
  • A proxy form to allow owners to delegate their voting rights.
  • Key documents like the auditor’s report, financial statements, and the motions up for vote.
  • Bios and platforms for candidates running for the board (if applicable).

Thanks to amendments to the Condo Act made permanent by Bill 91, you can send notices by e-mail. This method is not only faster but can also increase engagement, especially if paired with reminders closer to the meeting date. You can also host a pre-meeting Q&A session a week before the AGM to allow owners to raise questions early and reduce disruptions during the meeting.

Overcoming the Struggle of Achieving Quorum

Quorum is the silent antagonist of AGMs everywhere. For Ontario condominiums, quorum—the minimum number of owners required to proceed with the meeting—is 25% of units. Achieving quorum can be one of the biggest hurdles boards face, especially in larger buildings where owner engagement may be low.

Here are some suggestions to boost turnout:

  • Collect Proxies Early: Encourage owners to submit proxies as soon as they receive the notice. Distribute clear proxy instructions with the meeting notice and follow up with reminders through e-mail, your community portal, or physical flyers.
  • Offer Incentives: Make the meeting more appealing by providing light refreshments for in-person AGMs or offering small incentives like door prizes or raffles for those who attend virtually or submit proxies.
  • Knock on Doors: For condominiums with historically low turnout, consider creative outreach efforts like door-to-door reminders or casual pre-AGM chats to build interest and foster community involvement.
  • Consider the Time of Year: Timing also plays a role. Spring and fall tend to be the busiest times for AGMs, so schedule early and secure your quorum-building strategies well in advance.

Choosing the Right Venue or Technology

Your choice of venue or platform can seriously impact the AGM experience. For in-person meetings, book a space that is:

  • Accessible to all owners, including those with mobility challenges.
  • Sized to comfortably fit your expected turnout (don’t forget a bit of wiggle room for latecomers).
  • Conveniently located for the majority of owners.

If you choose to offer refreshments, keep it simple. Items like coffee, tea, and snacks are easy and cost-effective. While not required, this small gesture can make a big difference in creating a welcoming environment for members of the community, especially newcomers.

For virtual or hybrid AGMs, technology is key. Use a reliable video conferencing platform that supports real-time interaction and electronic voting, such as Zoom or GetQuorum. Test your setup well in advance—from the platform to the microphones, cameras, and screen sharing. Make sure to include clear login instructions with your notice to ensure owners can join easily.

Managing the Flow of the Meeting

Ever wonder why some AGMs feel seamless while others drag on for hours? It’s all about flow—and preparation. Ontario condominium AGMs generally follow this structure:

  1. Call to Order: Confirm quorum and officially begin. Use this moment to set expectations for timing and decorum.
  2. Approval of Previous Minutes: Review and vote to approve the minutes from the prior AGM.
  3. President’s Report: Share highlights and challenges from the past year. Incorporate visuals, like slides or graphs, to keep owners engaged.
  4. Financial Overview: The auditor presents the financial statements and answers questions. Visual aids and clear summaries make these complex documents easier to digest.
  5. Elections: Arguably the most anticipated (and sometimes contentious) part of the meeting. Share candidate bios in advance and use pre-set polling questions if voting is electronic.
  6. Public Comments: Open the floor to owners’ questions and concerns. Set ground rules early, limit speaking times, and recap key takeaways after each major topic to maintain focus.
  7. Adjournment: Close the meeting officially and thank the participants. End with a reminder about follow-up materials, like post-meeting summaries or updates.

Minute-taking during this process is essential. Accurate minutes are a legal requirement and serve as the official record for decisions, capturing key points like quorum confirmation, motions, and voting results. A professional minute taker is a worthwhile investment that allows the Board to ensure objectivity and completeness.

Handling Public Comments and Difficult Owners

The public comments section can be the most unpredictable part of an AGM. While it’s important to provide owners with a platform to voice concerns, this segment can easily derail without proper management. Here’s how to keep things civil when tensions run high:

  • Set Ground Rules: Establish rules at the start of the meeting, such as time limits for comments, and remind owners to keep questions relevant and respectful.
  • Use a Moderator: A neutral party—like a meeting moderator—can help manage time and keep discussions on track.
  • Address Disruptions Calmly: If an owner becomes disruptive, acknowledge their frustration but stay firm and remind them of the need for order. Offer to address complex issues privately after the meeting to avoid derailing the agenda.

For particularly contentious topics, consider inviting a third-party expert, such as a lawyer or consultant, to provide objective insights. Their presence can defuse conflict and lend credibility to your responses. Remember, transparency builds trust. When you’re fielding tough questions, the act of listening—and responding thoughtfully—goes a long way.

Following Up After the Meeting

Your AGM isn’t over when the meeting adjourns. Following up effectively is just as important:

  • Share a Summary: Distribute a recap of key decisions, including voting results, within a week of the AGM.
  • Owner Survey: Ask for feedback on how the meeting went and what could be improved next time.
  • Action Plan: Ensure all resolutions and next steps are acted on promptly. Have a clear and transparent dispute resolution process in place for post-meeting grievances.
  • If you held a virtual AGM, consider sharing a password-protected recording for owners who couldn’t attend.

Final Tips for Success

Think of preparation as a safety net: Start planning your AGM months in advance. Secure the venue or virtual platform, gather documents for distribution, and confirm attendance with your board members and key stakeholders. Ensure your professional minute-taking service is reserved well in advance to ensure availability and be sure to provide them with whatever documents they require. On the day of the AGM, arrive early (or log in early) to troubleshoot any potential hiccups.

For virtual and hybrid meetings, assign someone to act as tech support to resolve any issues quickly and minimize disruptions during the meeting. If there are glitches, you’ll want someone ready to step in while you focus on the meeting itself.

Check your by-laws for rules relating to quorum thresholds or meeting formats. Consider providing materials in multiple languages or arranging for a translator if you are in a diverse community. By combining thorough preparation, clear communication, and proactive problem-solving, you can transform your AGM from a routine obligation into a cornerstone event for your condominium.

Lastly, lean into the details, and don’t forget to add that welcoming cup of coffee or perfectly timed online poll—it’s the little things that make a big difference.

How Do You Properly Amend Meeting Minutes?

Posted on by Matt McEwan

How Do You Properly Amend Meeting Minutes?

Posted on by Matt McEwan

To properly amend meeting minutes, boards should approve the previous minutes “as amended” during the current meeting and record the corrections only in the original set of minutes, not in the current meeting’s record.

Amending meeting minutes ensures that the official record is accurate without compromising clarity. While it is important to correct errors, it is equally important to keep each set of minutes concise and easy to reference. A clear, consistent approach helps maintain both accuracy and usability across meetings.

Do You Need to Detail Amendments in Current Meeting Minutes?

No, boards do not need to include detailed descriptions of amendments in the current meeting’s minutes.

Instead, the minutes should simply state that the previous minutes were approved “as amended.” This avoids unnecessary repetition and keeps the record focused on decisions made during the current meeting.

The specific corrections should only appear in the original minutes being amended. This ensures that anyone reviewing the historical record sees the corrected version in the appropriate place, without needing to cross-reference multiple documents.

How to Document Amendments to Meeting Minutes

To document amendments properly, boards should follow a clear and consistent process that separates approval from correction.

Best practices include:

  • Recording prior minutes as “approved as amended” in the current meeting minutes without additional detail
  • Not listing or describing specific amendments in the current meeting minutes to avoid unnecessary duplication
  • Updating the original minutes with approved corrections so the final version reflects an accurate record
  • Ensuring the corrected version becomes the official record for all future reference
  • Maintaining version control for amendments so changes remain traceable if needed

This approach aligns with guidance from parliamentary authorities and supports the primary purpose of minutes, which is to document decisions and outcomes rather than editorial changes.

Organizations that require consistency across meetings often rely on standardized formats or professional minute-taking services to ensure amendments are handled correctly and consistently.

Why Is It Important to Keep Amended Minutes Concise?

Keeping amended minutes concise is important because it preserves clarity and ensures the record remains easy to use and reference.

Minutes are not intended to be transcripts. Their purpose is to document what was decided and what actions were taken. Including detailed amendment notes in the current meeting minutes can create confusion, especially for boards that meet frequently or manage complex agendas.

By limiting the detail to what is necessary, boards can maintain a clean, reliable historical record. This also makes it easier for members, auditors, or stakeholders to review past decisions without sorting through unnecessary information.

How to Implement a Clear Amendment Process

Boards can implement a consistent amendment process by defining roles, setting expectations, and standardizing how corrections are handled.

Implement this approach in your organization by:

  • Clarifying that the chair or meeting facilitator confirms amendments during the approval of minutes
  • Ensuring the minute taker updates the original minutes after amendments are approved
  • Communicating to board members that amendments will not be detailed in the current meeting minutes
  • Including this process in your organization’s governance or minute-taking guidelines, so expectations are clearly defined
  • Using consistent templates or workflows to maintain accuracy across meetings

Many teams reinforce these practices through internal documentation standards or minute-taking training.

Want a reliable reference for amending minutes? Download our “How to Properly Amend Meeting Minutes” guide:

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Looking to strengthen your internal processes? Our Minute Taking Fundamentals training is designed for staff, board members, and administrators responsible for recording and maintaining accurate minutes:

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Frequently Asked Questions

What does “approved as amended” mean in meeting minutes?

It means the board has approved the previous meeting’s minutes with corrections, and the final version of those minutes will include the approved changes.

Where should amendments to meeting minutes be recorded?

Amendments should be recorded in the original minutes being corrected. The current meeting minutes should only note that the minutes were approved as amended.

Can meeting minutes be changed after they are approved?

Once minutes are approved, they generally become the official record. Any further changes would require a formal process, such as reopening and amending the minutes at a subsequent meeting, depending on your organization’s rules.

Who is responsible for updating amended minutes?

The minute taker or designated administrator is typically responsible for updating the original minutes after the board approves the amendments.

Why shouldn’t amendments be listed in the current meeting minutes?

Listing amendments in the current minutes can create duplication and confusion. Keeping corrections in the original document ensures the record remains clear and easy to follow.

How to Ratify Decisions Made Outside of Board Meetings

Posted on by Matt McEwan

How to Ratify Decisions Made Outside of Board Meetings

Posted on by Matt McEwan

Did you know that the decisions your board makes outside formal meetings are often not legally binding until they are ratified at the next properly constituted meeting?

In many jurisdictions, boards are required to conduct business in meetings where members can communicate live and in real time. Unless local legislation or your organization’s bylaws explicitly allow otherwise, decisions made between meetings, such as by email, must be formally ratified at the next board meeting to be valid.

An informal decision that is not ratified at a formal meeting can create legal and governance risks. A court or governing body may deem the decision unenforceable, which can lead to disputes, delays, or the reversal of previously approved actions. Clear, well-structured documentation, often supported by professional minute-taking services, helps ensure these decisions are properly recorded and defensible.

How Do You Ratify Decisions Made Outside a Board Meeting?

To ratify decisions made outside a meeting, boards must formally confirm those decisions at the next properly constituted meeting and document the approval in the minutes.

  • Reserve informal decision-making for routine or time-sensitive items only
  • Include ratification as a clear agenda item at the next board meeting
  • Ensure proper notice is given, and a quorum is met according to your bylaws or local legislation
  • Provide supporting materials, such as email threads or quotes, in the meeting package
  • Confirm the decision through a motion or documented consensus
  • Record the ratification clearly in the meeting minutes

Decisions can be ratified through a formal motion or, in smaller boards, by unanimous or general agreement. In all cases, the outcome must be clearly documented in the minutes as the official record. Many organizations rely on consistent processes, including virtual minute-taking, to ensure nothing is missed.

How to Document Ratification by Formal Motion

Boards typically ratify decisions through a formal motion passed during a meeting and recorded in the minutes.

For example, if multiple decisions were made between meetings, they can be grouped into a single motion:

On a motion made by John Smith, seconded by Jane Doe, it was resolved to ratify the email approvals of the following quotes:

  • JJN Renovations – $2,599 plus tax to supply and install 10 stainless steel corner guards
  • Pro-Tech Glass Windows and Doors Ltd. – $7,624.58 (tax included) to replace nine glass panels in various units
  • Signature Electric – $2,320 plus tax to repair deficiencies related to thermographic scanning

Motion carried.

Alternatively, each item can be recorded under its own heading to improve clarity and searchability in the minutes:

JJN Renovations

On a motion made by John Smith, seconded by Jane Doe, it was resolved to ratify the email approval for JJN Renovations to supply and install 10 stainless steel corner guards for $2,599 plus tax. Motion carried.

Pro-Tech Glass Windows and Doors Ltd.

On a motion made by John Smith, seconded by Jane Doe, it was resolved to ratify the email approval for Pro-Tech Glass Windows and Doors Ltd. to replace nine glass panels in various units for $7,624.58 (tax included). Motion carried.

Signature Electric

On a motion made by John Smith, seconded by Jane Doe, it was resolved to ratify the email approval for Signature Electric to repair the deficiencies related to thermographic scanning for $2,320 plus tax. Motion carried.

Can Boards Ratify Decisions Without a Formal Motion?

Yes, boards can ratify decisions by consensus when all members present agree during the meeting, and the approval is clearly recorded in the minutes.

This approach is more common in smaller boards or organizations with less formal procedures. The key requirement is that the agreement is explicit and documented.

For example:

“The Board ratified the email approval for JJN Renovations to supply and install 10 stainless steel corner guards for $2,599 plus tax.”

Even in less formal environments, consistency in documentation is essential. Many boards use standardized formats and processes taught in minute-taking training courses to maintain clarity across meetings.

What Are the Legal Requirements for Ratifying Board Decisions?

The rules around ratifying decisions made outside meetings depend on your jurisdiction and governing documents.

For example, legislation in some jurisdictions requires meetings to allow participants to communicate simultaneously and instantaneously, which generally excludes email-based decisions from being considered valid meetings. In these cases, ratification at a formal meeting is required.

Boards should always review applicable legislation and their bylaws to confirm:

  • Whether decisions can be made outside meetings
  • How those decisions must be ratified
  • What constitutes a valid meeting

When legislation and bylaws differ, legislation takes precedence. In governance-focused environments such as condo and HOA boards or local government meetings, these requirements are often more strictly defined.

Need a go-to reference for your board? Download our “How to Ratify Decisions Made Outside of Board Meetings” guide:

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Looking to strengthen your internal processes? Explore Minute Taking Fundamentals for practical training:

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Frequently Asked Questions

What does it mean to ratify a board decision?

Ratifying a board decision means formally approving and confirming a decision that was made outside a properly constituted meeting so that it becomes legally valid and part of the official record.

Are decisions made by email legally binding?

In many jurisdictions, decisions made by email are not legally binding unless they are later ratified at a formal meeting. Some legislation requires real-time communication for decisions to be valid, which email does not meet.

When should a board ratify decisions made outside a meeting?

Boards should ratify informal decisions at the next properly constituted meeting where a quorum is present, and proper notice has been given.

Do all board decisions need to be ratified?

Only decisions made outside formal meetings typically need ratification. Decisions made during a valid meeting with quorum and proper procedure are already binding.

How should ratified decisions be recorded in meeting minutes?

Ratified decisions should be clearly documented in the minutes, either as part of a formal motion with a mover, seconder, and outcome, or as a recorded consensus, depending on the board’s process.