Omaha, NE HOA Rules: Board Procedures (2026)

Nebraska Condominium Act (§76-825 et seq.) governs condominium association board procedures in Omaha and supplements the association's declaration and bylaws. Boards must hold annual meetings for owners, maintain accurate minutes, provide notice of meetings (typically 10 to 30 days depending on bylaws), and meet quorum requirements for binding action. Directors owe fiduciary duties to the association. Financial records must be maintained and made available to owners for inspection on reasonable notice. Traditional single-family HOAs in Nebraska operate primarily under their declaration of covenants rather than a state HOA act (Nebraska has no comprehensive HOA statute parallel to the Condominium Act). Omaha HOAs in subdivisions like Regency, Stone Creek, and Pacific Springs typically follow similar open-meeting practices by bylaw. Electronic voting and virtual meetings are increasingly authorized in updated bylaws. Executive sessions are permitted for legal and personnel matters. Owners can challenge improper procedures in district court. Document retention is typically 7 years for financial records.