Start with the basics. After the next page, you can submit right away or
add more detail if you have documents and roster information ready.
Important legal disclaimer.
HOA Ballot is not a law firm and does not provide legal advice. Nothing
on this page, and nothing HOA Ballot says, does, or generates, is legal
advice or may be relied on as legally valid or sufficient. Your
association and its legal counsel are solely responsible for verifying
the approval threshold, legal compliance, amendment language, filing
requirements, and legal sufficiency of the vote. Please independently
verify all information and consult a licensed attorney. Statute
references on this page are shown for transparency about what we review;
they are not legal advice — confirm every requirement with your
association's attorney.
What we look for before quoting
A practical review, not legal advice
Planned communities (no statewide HOA act)
Nebraska does not have a comprehensive planned-community statute, so a homeowners association's amendment threshold and procedures generally come from the recorded declaration itself, with the association entity governed by the Nebraska Nonprofit Corporation Act (Neb. Rev. Stat. §§ 21-1901 to 21-19,177). Because there is no statutory default percentage to fall back on, the number in your declaration is what controls. Amendments generally take effect only once recorded with the county register of deeds, so we read your documents to confirm the exact threshold and filing path before quoting.
Condominiums (Nebraska Condominium Act)
For condominiums created after 1983, the Nebraska Condominium Act generally requires at least 67% of association votes to amend the declaration and lets the declaration raise that up to 80% (Neb. Rev. Stat. § 76-854). An amendment is generally effective only once it is recorded in every county where the condominium is located (Neb. Rev. Stat. § 76-854). Older condominiums may instead fall under the prior Condominium Property Act (Neb. Rev. Stat. §§ 76-801 to 76-823), so we confirm which regime applies to your community.
How the vote can run
Nebraska condominium voting generally runs through meetings and proxies, with proxies typically dated, revocable, and expiring one year after issuance (Neb. Rev. Stat. § 76-868). An association organized as a nonprofit may also be able to act by written ballot without a meeting when quorum and approval thresholds are met (Neb. Rev. Stat. § 21-1958). Nebraska law does not spell out a dedicated electronic-ballot procedure for associations, so we match the method to what your declaration, bylaws, and these statutes allow.
Before we quote
Nebraska details that shape your vote
These are the things we check so your quote and timeline are realistic —
not legal advice, just the questions a careful Nebraska vote has to answer.
Planned community vs condominium — different statutes, default thresholds, and filing steps in Nebraska
Condominiums: the 67%-up-to-80% default under Neb. Rev. Stat. § 76-854, versus any higher bar your declaration sets
HOAs: no statutory default percentage — the recorded declaration controls the threshold
Whether your change triggers unanimous or affected-owner consent (boundaries, added units, allocated interests, or permitted uses) under § 76-854
Approval math: a percentage of all association votes versus votes actually cast
Whether you can act by written ballot without a meeting (§ 21-1958) or must use a meeting with proxies (§ 76-868)
Recording the amendment with the county register of deeds in every county where the property sits before it is effective (§ 76-854)
Lender / mortgagee consent if your declaration or secondary-market (Fannie Mae / Freddie Mac) rules require it
Step 1 of 5
Your contact info
Tell us who to contact and which community needs a quote.
