Why an “Outside Board” Wouldn’t Work for Big Canoe

At a recent meet-and-greet, a property owner suggested we change our bylaws to hire an outside board of “experts” to replace the current method in which we select board members in Big Canoe. It’s an interesting idea on the surface — but the reality is that it’s both legally complex and financially unwise.

⚖️ 1. The Legal Reality
Big Canoe Property Owners Associations governing documents (Articles of Incorporation, Bylaws, and Covenants) require Board members to be property owners in good standing.

Changing that would require:

📄 A formal amendment to the Articles of Incorporation and the Bylaws.
🗳 Approval by a supermajority of property owners (typically two-thirds of all eligible votes — not just those who show up).

This isn’t a “simple bylaw tweak.” It’s a major governance overhaul — one that would permanently shift decision-making power from owners to paid outsiders.

📌 Did You Know? – How Big Canoe’s Board is Structured & How Hard It Is to Change

Board Composition:
- 🗳 6 members are elected by property owners.
- 🏗 1 member is appointed by the developer (per the Class B voting rights in the Covenants).
Requirement to Be a Board Member:
- ✅ Among other thisgs, must be a property owner in good standing.
- 📜 This is set in both the Bylaws and supported by Georgia Nonprofit Corporation Code (O.C.G.A. §14-3).
How to Change It:
- ✍️ Would require amending the Bylaws.
- 📊 Amendments need a supermajority vote — typically two-thirds (2/3) of all eligible property owner votes, not just those who participate.
- 🚧 The developer’s Class B vote rights also allow them to block certain amendments until their rights expire.
Why It Matters:
- 🏡 These safeguards ensure control stays with owners.
- 🚫 Bringing in paid, non-owner board members would require dismantling these safeguards — a major shift in governance, cost, and community control.

💰 2. The Cost Factor
Professional board members aren’t volunteers. Communities that hire them — typically large urban co-ops, corporate associations, or specialized nonprofits — pay for the privilege. Industry surveys (Community Associations Institute, BoardSource) put the going rate for experienced professional board members in the $25,000–$75,000 per person, per year range, plus expenses.

In Big Canoe’s case:

💵 A 6-member paid board could easily cost $200,000–$500,000 annually before benefits, travel, or consulting fees.
📈 That cost would be borne entirely by property owners — and would increase our existing assesments.

🌟 3. The Talent We Already Have
One of Big Canoe’s greatest assets is the extraordinary talent and experience our residents bring when they serve on the Board. Over the years, our Board members have included:

💼 Corporate executives and entrepreneurs who have managed billion-dollar budgets and complex organizations.
🎖 Retired military officers with decades of leadership, logistics, and crisis management experience.
⚖️ Attorneys and legal experts who understand contract law, real estate law, and nonprofit governance.
📊 Financial professionals — CFOs, auditors, and accountants — with the expertise to safeguard our resources and ensure transparency.
🏗 Engineers and project managers skilled in infrastructure, construction oversight, and long-term planning.
🏥 Healthcare, hospitality, and public safety leaders who bring people-first thinking to community needs.

This isn’t theory — it’s a proven track record. These are people who live here, share our roads and trails, pay the same dues, and have a vested interest in making the right decisions for the long term.

🔍 4. The Accountability Gap
The biggest problem isn’t even the money — it’s accountability. A professional board member who doesn’t live here isn’t personally affected by our road conditions, water quality, amenity access, or dues increases. They don’t shop at the Wellness Center or kayak on Lake Petit. They answer to a contract, not to a neighborly conversation at the mailbox.

🚀 5. The Better Path
We already have a professional management team in place, supplemented by hired specialists and consultants when we need outside expertise. This model keeps property owners in control while ensuring we have access to the technical skills and operational knowledge required to run a complex community.

I’m all for continuous improvement. But the solution is better use of the resources we have — not abandoning the core principle that Big Canoe is governed by its owners.

Your voice matters here. Let’s keep it that way.

— Roger