Maryland elections now need an independent party. We can be it.

Since 1 October 2025, Maryland requires every HOA and condominium board election to be conducted by an independent party, and vote.direct can be that party and run the whole election, from $499 for a digital election of up to 100 voters.

The law is the same for homeowners associations and condominiums, bylaws cannot opt out of it, and the statute names a retained vendor or commercial technology platform as someone who may fill the role. Your property manager does not qualify unless the association owns the management company.

Hand us the election Or call or text (512) 222-8191

Our reading of the statute, to support your board's review. It is not legal advice; confirm with your association's counsel, because your governing documents may add rules the statute allows.

What the law requires

Maryland is the newest mandatory-role state, and the rule is the same for homeowners associations and condominiums: since 1 October 2025, elections for the governing body, including the collection and counting of ballots and the certifying of results, must be conducted by independent parties who are not candidates and have no conflict of interest regarding any candidate (§11B-118, §11-109(c)(17)). Whoever conducts it owes a duty of reasonable efforts to keep the election fair and the process and results accountable. Two things make Maryland unusual: a provision of your governing documents that conflicts with the section is unenforceable and void, so bylaws cannot opt out of it, and the statute expressly allows the association to retain a third-party vendor or employ a commercial technology platform to run the election. Electronic voting itself rests on a board authorization under §11-139.2 (condominium) or §11B-113.2 (HOA), not on individual owner consent; per-owner consent is what emailed NOTICE needs, under §11-139.1 and §11B-113.1.

On vote.direct a Maryland election cannot go live until an independent party is appointed on it, whoever fills the seat. The publish check reads the same rule this page is written from.

Who may serve, and who may not

May serve

A retained third-party vendor or commercial technology platform, which the statute names outright, including Vote.Direct
A lot or unit owner who is not a candidate, does not electioneer for any candidate, and is not objected to by more than 25 percent of the eligible voting members (a sitting director who is not on the ballot can qualify)
Any other independent party who is not a candidate and has no conflict of interest regarding a candidate, such as a CPA, an attorney or a notary

May not serve

Candidates in that election
Anyone with a conflict of interest regarding any candidate in that election
Representatives of the association's property management, unless the condominium or its parent association owns the management company

The extra conditions (no electioneering, no objection from more than 25 percent of eligible voters) apply to a unit or lot owner serving as the independent party, not to a retained vendor.

What the independent party does

1Determine the number of members entitled to vote and each member’s voting power
2Rule on the validity of proxies (where proxies are allowed)
3Receive ballots and hear and decide any challenges
4Determine when the polls close
5Count and tabulate the votes and determine the result
6Report the result to the board and members and keep custody of the record
7Make reasonable efforts to ensure the election is fair and that there is accountability for the process and the results (§11-109(c)(19), §11B-118(b))

What we do, and what your board keeps

Handing us the election moves the work off your board, not the responsibility for calling it.

vote.direct

Ballot build
Roster load and dedupe
Notice drafting and send
Reminder cadence
Voter support inbox
Quorum monitoring
Close and tally
Result certificate and audit package
Paper packets (optional)
Serving as the independent party, with the duty of fairness and accountability that comes with it

Your board

Nominations and candidate statements
Legal review
Adopting election rules

The dates to work back from

Condominiums, 45 days before the notice
The call for nominations goes out 45 days before the notice of the election.
§11-109(c)(13)
Condominiums, 10 to 90 days before
A meeting of the council of unit owners needs not less than 10 nor more than 90 days of written notice to each owner at the roster address, or by electronic transmission where §11-139.1 is met.
§11-109(c)(4)
Homeowners associations
Members get reasonable notice of regularly scheduled open meetings. The Act sets no day count, so check your bylaws for one.
§11B-111(2)
Before you email any notice
Emailed notice needs the board to authorize it, each owner to give prior written authorization, and an officer or agent to certify in writing that it went as authorized. Voting online is different: it rests on a board authorization, not on each owner consenting.
§11-139.1, §11B-113.1; §11-139.2, §11B-113.2
10 days before ballots open
The least notice we need to run a digital election. Mailed packets need longer, because printing and delivery set that date, and we name it at kickoff.

What it costs

Managed election with vote.direct as the independent party, digital, up to 100 voters: from $499
Of which: the managed election $199, serving as the independent party $300: included above
Printed ballot packets, postage paid both ways: $6.00 each
An in-person vote or count, 2 of us in the room: from $1,000 more

The $6.00 covers the trip both ways: the packet out, and a return envelope that already has the postage paid on it, so the member never buys a stamp. There is no separate postage line on your invoice. A mailed ballot counts when it reaches the return address on the envelope by the close date in your notice, received by, not postmarked by, so nobody has to adjudicate a smudged postmark after the count has started. We work backwards from your close date at kickoff and give you the mail-by date to print on the packet.

Larger rosters are quoted on your roster. Scope and price are agreed in writing before any work starts. Full scope is on managed elections.

Tell us your election date

Call or text with the date of your annual meeting and the size of your roster. We will tell you whether the nomination and notice dates still work, and give you the exact price.