vote.direct runs HOA and condominium association elections end to end — ballot build, owner roster, the notices your governing documents require, reminders, quorum monitoring, close, tally, and a result certificate with the audit package — from $199 for a digital election of up to 100 owners.
You appoint us, hand over the roster and the governing-document sections that set notice and quorum, and go back to running the association. We need 10 days before ballots open.
Four published services. Pick the row that matches how much of the election you want to keep.
Service
Price
What it covers
Setup & Launch
$99
We build the ballot, load the roster, write and send the notices, and hand you a live election.
Full Managed Election
$199
Everything in Setup & Launch, then we run it: reminders, quorum, voter support, close, tally, certificate.
Managed + Mailed Packets
$199 plus $6.00 per packet
A full managed election where the members who need paper get a printed packet with a postage-paid return envelope, and their returned ballots land in the same tally.
Managed + Inspector of Elections
$499
A full managed election where vote.direct also serves as your inspector of elections — Colorado, Nevada, Florida, Texas and Arizona only.
Above 100 owners
Quoted
Same scope, priced on your roster. The platform on its own is quoted above 1,550 voters.
Already know how you want to run it and just need the software? That is the self-serve HOA voting platform, from $4.99 an election. This page is the version where we do the work.
What we do for an HOA election, and what stays yours
A managed election does not make vote.direct your attorney or your nominating committee. The last three rows are the ones boards are most often surprised by, so they are on the same table as everything else.
Task
Who
What that means in an HOA election
Ballot build
vote.direct
Board seats, recalls, budget ratifications, special assessments, CC&R and bylaw amendments — including cumulative voting and votes weighted by ownership share.
Roster load and dedupe
vote.direct
Owners of record, one ballot per unit, joint owners collapsed to the single vote the unit carries, and the addresses that will bounce flagged before anything goes out.
Notice drafting and send
vote.direct
The notice your governing documents and your state require. California ballots go out on a 30-day clock under Civ. Code §5115; Florida electronic voting needs the authorizing board meeting noticed 14 days ahead under Fla. Stat. §720.317.
Reminder cadence
vote.direct
Only the owners who have not voted get reminded, and every reminder is logged against the roster.
Voter support inbox
vote.direct
The owner who cannot find the email calls us, not your community manager and not the board president.
Quorum monitoring
vote.direct
We watch the count daily against the quorum your bylaws set and tell you early if it is not going to be met, while there is still time to adjourn or re-notice.
Close and tally
vote.direct
Online and mailed ballots are counted together, at the time your notice said voting would close.
Result certificate and audit package
vote.direct
The result document for the minutes, plus the hash-linked event log, the voted roster and the exports an inspector or a challenging member will ask for.
Paper packets (optional)
vote.direct
The owners with no usable email address get a printed packet and a pre-paid return envelope, $6.00 per packet.
Inspector of elections (optional)
Either
We can serve in Colorado, Nevada, Florida, Texas and Arizona. Never in California — Cal. Civ. Code §5110(b) bars us, and we will help you find someone independent instead.
Nominations and candidate statements
Your board
Your nominating committee decides who is on the ballot. We print what you give us, unedited.
Legal review
Your board
Your association attorney reads the notice and the procedure before it goes out. We are not your lawyer.
Adopting election rules
Your board
The board adopts the election rules and any electronic-voting operating rule at an open meeting. We can only follow what you adopt.
What makes an HOA election different
An HOA election is not a poll of a mailing list. It is a statutory procedure run against a document set, on a calendar, for a membership defined by title. Four things go wrong more than anything else.
Who is allowed to run it
The board calls the election; it is usually not supposed to be the one handling the ballots. Most states restrict who may possess, open or count them, and California disqualifies the management company along with directors and candidates. A vendor can administer the election in every state. Whether that same vendor may also be the appointed inspector is a separate question, and in one state the answer is permanently no.
What we can always do
Build the ballot and load the roster
Send the notices and the reminders
Run the balloting and produce the tally
Issue the result certificate and the audit package
What depends on your state
Serving as your appointed inspector of elections — Colorado, Nevada, Florida, Texas and Arizona only
Receiving the ballots and tabulating them on our own authority — in California Civ. Code §5110(c) makes both the appointed inspector’s duties, so the count runs under theirs
Announcing the count at an open meeting, where the statute requires it
Holding the ballots through the challenge period
The inspector question, state by state
These are the states whose rules we have verified, and the ones the product gates on. The last column is read from the same data the election page uses, so this table and the software cannot disagree.
One or three independent inspectors of elections run every association election. Secret ballots for board seats, assessments and governing-document amendments, a 30-day ballot notice, and results reported within 15 days.Cal. Civ. Code §5110 · §5115 · §5120 · §5125 · §5145 · AB 2159 (2024)
NoNot available in California. Civ. Code §5110(b) says an inspector may not be anyone under contract to the association for compensable services other than serving as inspector — and your association pays Vote.Direct for the voting platform. Appoint an independent third party (a county poll worker, CPA, notary, or a member who is not on the board or the ballot), or ask your counsel about engaging an inspector-of-elections service.
Ballots in a contested board election are counted by a neutral third party, or by owner volunteers who are not directors or candidates. Default quorum is 20% of the votes, or 10% above 1,000 units.Colo. Rev. Stat. §38-33.3-310(1)(b)
YesColorado asks for ballots to be counted by a neutral third party or a volunteer committee of owners who are not board members or candidates. Vote.Direct can serve as that neutral third party.
Boards are elected by secret written ballot; incumbent directors and candidates may not possess, open or count ballots before tabulation; and no quorum is required for the election of the executive board itself.Nev. Rev. Stat. §116.31034
YesNevada bars incumbent board members and candidates from possessing, opening or counting ballots before tabulation, and requires counting at a meeting open to owners. Vote.Direct can serve as the independent tabulator; the count is still announced at your meeting.
Electronic voting needs a board resolution and member consent, with the authorizing meeting noticed 14 days ahead for HOAs. Condominium ballots are opened by an impartial committee, and proxies are barred in condominium board elections.Fla. Stat. §718.112(2)(d) · §718.128 · §720.306 · §720.317 · Fla. Admin. Code 61B-23.0021
YesFlorida’s online-voting statutes require a system that authenticates voters, protects each vote from alteration and keeps votes available for recount. Vote.Direct can serve as the independent tabulator; condominium paper ballots are still counted by an impartial committee.
Electronic ballots are authorized by statute, absentee or proxy voting must be allowed unless the dedicatory instruments say otherwise, and no candidate or relative within the third degree may tabulate.Tex. Prop. Code §209.00594 · §209.0058(d) · §209.00592
YesTexas requires that no candidate (or relative) tabulates or has access to ballots, and that whoever tabulates keeps individual votes confidential. Vote.Direct can serve as the independent tabulator.
Absentee ballots by mail, email or fax count toward quorum, proxies are prohibited once declarant control ends, and ballots and related materials are retained for member inspection for at least one year.Ariz. Rev. Stat. §33-1812 · §33-1250
YesArizona has no statutory inspector-of-elections requirement that we are aware of, but ballots and related materials must be retained for at least one year. Vote.Direct can serve as the independent tabulator; check your CC&Rs and bylaws for a tellers or election-committee rule.
We will not be your inspector in California
Cal. Civ. Code §5110(b) bars anyone employed by or under contract to the association for compensable services from serving as inspector of elections. The association pays us for the platform, so we are disqualified — and a vendor that offers to be your California inspector anyway is telling you something about how carefully it reads the statute. We will still run the election, and we will help you appoint someone independent.
Every association has them: the absentee landlord, the estate, the owner who has never given the manager an address that works. An election that reaches most of the roster electronically and abandons the rest is how quorum gets missed. On Managed + Mailed Packets we print, stuff and mail a ballot packet to exactly those owners, with a pre-paid return envelope addressed to our neutral election address. $6.00 per packet, charged on what is actually mailed, and that is the round trip — the packet out, the return postage back, and the handling when it arrives. Their returned ballots join the same tally as the online ones, so there is no reconciliation meeting at the end.
A mailed ballot counts when it reaches our election address 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.
For comparison: on the self-serve platform, a mailed access letter you send yourself is $3.00 and travels one way only. The managed packet price covers both directions and the opening.
Quorum, member classes and weighted votes
Quorum is the thing that actually fails. The defaults are not the same anywhere: Colorado sets 20% of the votes, or 10% above 1,000 units; Florida HOAs default to 30% under Fla. Stat. §720.306(1) while condominium elections need 20% of eligible voters to cast a ballot; Nevada requires no quorum at all for the election of the executive board under Nev. Rev. Stat. §116.31034; Arizona sets none by statute and leaves it to your documents, while counting absentee and electronic ballots toward whatever your documents set. We watch the daily count against your number and tell you early if it is not going to be met, while adjourning or re-noticing is still an option.
The roster is the other half of it. Votes may be weighted by ownership share or square footage, a unit with four names on title still carries one vote, a class of units may elect its own director, and in a community still under declarant control the developer votes differently from everyone else. We load all of that before ballots go out, and the result reports both the weighted and the unweighted count.
The calendar is the part boards get wrong. We build it backwards from the meeting date and hold you to it.
Pricing
Every managed price below includes the platform's flat-rate election fee for up to 100 owners. Above that, or once packets are mailed, the price moves with the roster.
Setup & Launch
$99
We build the ballot, load the roster, write and send the notices, and hand you a live election.
We build the ballot from your notice, bylaws and candidate list
We load the roster, dedupe it, and flag the addresses that will bounce
We draft and send the notices your documents and state law require
We hand the election over to you at open
Platform flat-rate fee included, up to 100 voters. You run the election from open onward.
Full Managed Election
$199
Everything in Setup & Launch, then we run it: reminders, quorum, voter support, close, tally, certificate.
We build the ballot from your notice, bylaws and candidate list
We load the roster, dedupe it, and flag the addresses that will bounce
We draft and send the notices your documents and state law require
We run the reminder cadence to the members who have not voted
We answer the voters — the support inbox is ours, not your manager’s
We watch quorum daily and tell you early if it is not going to be met
We close the election, tally it, and issue the result certificate and audit package
A digital election — email and SMS ballots, no mailed packets — of up to 100 voters, platform flat-rate fee included. Give us 10 days before ballots open. Add packets below, or ask for a quote above 100 voters.
Managed + Mailed Packets
$199 plus $6.00 per packet
A full managed election where the members who need paper get a printed packet with a postage-paid return envelope, and their returned ballots land in the same tally.
We build the ballot from your notice, bylaws and candidate list
We load the roster, dedupe it, and flag the addresses that will bounce
We draft and send the notices your documents and state law require
We print, stuff and mail the ballot packets — first-class, tracked out of the mail house
Every packet carries a return envelope with the postage already paid, addressed to our neutral election address. The member drops it in a mailbox. They never buy a stamp.
We open the returns, record them, and count them in the same tally as the online ballots
We run the reminder cadence to the members who have not voted
We answer the voters — the support inbox is ours, not your manager’s
We watch quorum daily and tell you early if it is not going to be met
We close the election, tally it, and issue the result certificate and audit package
$6.00 per packet, charged on the packets actually mailed. 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 our election address 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. Paper and online ballots are counted together.
Managed + Inspector of Elections
$499
A full managed election where vote.direct also serves as your inspector of elections — Colorado, Nevada, Florida, Texas and Arizona only.
We build the ballot from your notice, bylaws and candidate list
We load the roster, dedupe it, and flag the addresses that will bounce
We draft and send the notices your documents and state law require
We run the reminder cadence to the members who have not voted
We answer the voters — the support inbox is ours, not your manager’s
We watch quorum daily and tell you early if it is not going to be met
We close the election, tally it, and issue the result certificate and audit package
An appointed inspector confirms the roster before ballots go out, oversees the count, and signs the certification
Not available in California: Cal. Civ. Code §5110(b) bars a vendor under contract to the association from serving as inspector. We will help you find an independent one instead.
If you would rather run it yourself
The software on its own is a flat fee per election, with email and SMS verification included. A 200-owner community pays $19.99.
Voters
Price per election
up to 50 voters
$4.99$9.99
51–100 voters
$9.99$19.99
101–200 voters
$19.99$39.99
201–550 voters
$39.99$79.99
551–1,550 voters
$79.99$159.99
Above 1,550
Talk to us
Promotional pricing through August 31, 2026; the struck-through figure is list.
What boards are actually comparing this with
Not another platform — the way they ran it last time. A traditional 200-unit paper election runs $2,000–$5,000 once printing, envelopes, postage both directions, the meeting and the people who open and count are added up. In California, an inspector of elections engagement adds $500–$2,500 on top of that. A full managed election here starts at $199, or $499 with vote.direct appointed as inspector where we are allowed to serve.
Who is allowed to run our HOA election — can the board do it itself?
The board calls the election, but most states restrict who may possess, open and count the ballots. California requires one or three independent inspectors of elections for every association election (Cal. Civ. Code §5110). Colorado requires a neutral third party, or a committee of owner volunteers who are not directors or candidates (Colo. Rev. Stat. §38-33.3-310(1)(b)). Nevada bars incumbent directors and candidates from possessing, opening or counting ballots before tabulation (Nev. Rev. Stat. §116.31034). Florida opens condominium ballots with an impartial committee that excludes officers, candidates and their spouses (Fla. Stat. §718.112(2)(d)). Texas bars a candidate, or a relative within the third degree, from tabulating (Tex. Prop. Code §209.0058). vote.direct can administer the election in any state; whether we may also be the appointed inspector depends on the state.
Do you run board elections, or only budget and amendment votes?
Both, and at the same price. A managed election covers board seats — including cumulative voting and votes weighted by ownership share — recalls, budget ratifications, special assessments, and CC&R or bylaw amendments. A full managed election starts at $199 for a digital election of up to 100 owners whatever is on the ballot; what moves the price is the size of the roster and whether packets are mailed.
Can vote.direct serve as our inspector of elections?
In Colorado, Nevada, Florida, Texas and Arizona, yes: $499 for a full managed election with vote.direct appointed as inspector, which is $300 on top of the managed price. In California we will not take the appointment. Cal. Civ. Code §5110(b) bars anyone employed by or under contract to the association for compensable services from serving as inspector, and the association pays us for the platform. We will still run the California election, and we will help you appoint someone independent — our directory lists California inspectors by region.
What do we do about the owners who never open an email?
Mail them a packet. On Managed + Mailed Packets we print, stuff and mail a ballot packet with a pre-paid return envelope addressed to our neutral election address, at $6.00 per packet, charged on what is actually mailed. That price is the round trip — the packet out, the return postage back, and the handling when it arrives — so there is no separate postage line. Returned paper ballots are counted in the same tally as the online ones, so there is no reconciliation meeting at the end. A mailed ballot counts when it reaches our election address 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.
What does a managed HOA election cost compared with what we did last time?
A full managed election starts at $199 for a digital election of up to 100 owners, and is quoted above that or once packets are mailed. The comparison most boards are actually making is a traditional 200-unit paper election at $2,000–$5,000 once printing, envelopes, postage in both directions, the meeting and the labor to open and count are added up — and, in California, an inspector of elections engagement that this site's published cost comparison puts at $500–$2,500 on top. If you would rather run the election yourself, the software alone is $4.99 for up to 50 voters and $19.99 for a 200-owner community.
How much lead time do you need, and what do you need from us?
10 days before ballots open, and three things from the board: the roster of owners of record with email addresses, mailing addresses and any vote weights; the sections of your bylaws and CC&Rs that set notice, quorum and voting rights; and the candidate list or the exact text of the amendment. Your attorney reviews the notice and your board adopts the election rules — those two stay with you. Everything from the ballot build to the result certificate is ours.
Tell us the meeting date and we will work backwards
Send the roster size, the state, and what is on the ballot. We will tell you which of the four services fits, what it costs, and whether 10 days is enough time before your meeting.
General information, not legal advice. Statutes change and your governing documents may add rules; confirm the procedure with your association's counsel before ballots go out.
Talk to a person
Have an election coming up?
Call or text us and a real person picks up. Tell us what you are voting on and we will explain the setup and exact published price, even if you are not ready yet. At 1,000 voters, our regular price is at least 90% below two-way First-Class postage alone.
