The Supreme Court ruled that a condominium corporation’s annual general membership meeting was invalid due to the lack of a quorum. The Court clarified that in non-stock corporations, a quorum is determined by the majority of actual members with voting rights, not by including non-unit owners or assigning voting rights based on unsold units. This decision protects the rights of unit owners, ensuring that the corporation’s management reflects the interests of actual residents, not just the developer’s unsold inventory.
Towering Interests: When Does a Developer’s Vote Overshadow Unit Owners?
The case of Mary E. Lim v. Moldex Land, Inc. revolves around a dispute over the validity of an annual general membership meeting of 1322 Roxas Boulevard Condominium Corporation (Condocor). Lim, a unit owner, challenged the meeting’s legitimacy, arguing that it lacked a proper quorum and that non-unit owners, specifically representatives of Moldex Land, Inc. (Moldex), were improperly allowed to vote and be elected as directors. This scenario highlights a common tension in condominium management: balancing the interests of the developer, who may still own unsold units, with those of the individual unit owners who reside in the building.
The core issue was whether Moldex, as the owner of unsold units, could be considered a member of Condocor and, consequently, whether its representatives could participate in the election of the board of directors. The Regional Trial Court (RTC) initially sided with Moldex, asserting that the presence of Moldex’s representatives, representing a majority of the voting rights (including those attached to the unsold units), constituted a valid quorum. This decision effectively allowed Moldex, the developer, to exert significant control over the condominium corporation’s management. Lim disagreed and brought the case to the Supreme Court.
The Supreme Court, in its analysis, delved into the intricacies of corporate law, the Condominium Act (Republic Act No. 4726), and Condocor’s own By-Laws to determine the validity of the meeting and the subsequent election. The Court emphasized the importance of adhering to the statutory and corporate rules governing quorum requirements, membership rights, and the eligibility of individuals to serve as directors or trustees.
A crucial aspect of the Court’s decision centered on the interpretation of “quorum” in the context of non-stock corporations. Section 52 of the Corporation Code of the Philippines states:
Section 52. Quorum in meetings. – Unless otherwise provided for in this Code or in the by-laws, a quorum shall consist of the stockholders representing a majority of the outstanding capital stock or a majority of the members in the case of non-stock corporations.
The Court clarified that for non-stock corporations like Condocor, the quorum should be based on the actual number of members with voting rights, not on the total number of voting rights, which could be skewed by a single member holding a large number of unsold units. The Supreme Court emphasized that Condocor’s By-Laws did not provide for a different rule regarding the determination of a quorum.
The Court also addressed the issue of Moldex’s membership in Condocor. While acknowledging that Moldex, as the registered owner of unsold units, could be considered a member, the Court drew a distinction between membership and the right to hold a position on the board of directors. The Supreme Court emphasized that Section 23 of the Corporation Code dictates that trustees of non-stock corporations must be members thereof.
Section 23. The Board of Directors or Trustees. – Unless otherwise provided in this Code, the corporate powers of all corporations formed under this Code shall be exercised, all business conducted and all property of such corporations controlled and held by the board of directors or trustees to be elected from among the holders of stocks, or where there is no stock, from among the members of the corporation, who shall hold office for one (1) year until their successors are elected and qualified.
The court noted that this section underscores that only actual members can be elected as trustees. Although Moldex, as a juridical entity, could appoint representatives to exercise its membership rights, those representatives, if they were not unit owners themselves, could not be elected as directors. In essence, the Court affirmed that while a corporation can act through its representatives, the right to be a director is reserved for those who have a direct stake in the corporation as members.
Building on this principle, the Court invalidated the election of the individual respondents, who were representatives of Moldex but not unit owners themselves, as directors and officers of Condocor. The Court further explained that since the position of the President of the corporation must be filled by a director, Jaminola’s election as President was invalid.
This approach contrasts with the RTC’s initial ruling, which prioritized the developer’s voting rights based on unsold units. The Supreme Court’s decision ensures that the condominium corporation’s management reflects the collective will of the actual unit owners, preventing a scenario where the developer’s interests could dominate the corporation’s decision-making processes.
The Supreme Court’s decision in Lim v. Moldex has significant implications for condominium corporations and their members. It clarifies the requirements for quorum in non-stock corporations, reinforces the principle that directors or trustees must be members of the corporation, and limits the extent to which a developer can control the management of a condominium project after selling a portion of the units. The ruling underscores the importance of adhering to both statutory provisions and the corporation’s own By-Laws to ensure fair and democratic governance.
Moving forward, condominium corporations should carefully review their By-Laws and practices to ensure compliance with the principles established in this case. Special attention should be paid to the definition of “quorum,” the eligibility requirements for directors and officers, and the extent to which non-unit owners can participate in corporate governance.
FAQs
What was the key issue in this case? | The central issue was the validity of an annual general membership meeting of a condominium corporation, specifically concerning the quorum requirement and the eligibility of non-unit owners to be elected as directors. The court examined whether a developer’s unsold units should be included when determining if a quorum was present. |
How is a quorum determined in a non-stock corporation? | In a non-stock corporation, a quorum is determined by the majority of the actual members with voting rights, not by including non-unit owners or assigning voting rights based on unsold units. This ensures that the decisions reflect the will of those directly participating in the corporation’s activities. |
Can a non-unit owner be a director in a condominium corporation? | According to the Corporation Code, trustees of non-stock corporations must be members of the corporation. Therefore, a non-unit owner, even if representing a member like a developer, cannot be elected as a director. |
Is a developer considered a member of a condominium corporation? | A developer who owns units in the condominium is considered a member of the condominium corporation, as ownership of a unit entitles one to membership. However, their representatives cannot be elected as directors if they are not unit owners themselves. |
What is the significance of the Condominium Act in this case? | The Condominium Act (RA 4726) governs matters involving condominiums, including the creation of a condominium corporation. It states that holders of separate interests (unit owners) shall automatically be members, guiding the Supreme Court’s decision. |
What happens if a meeting lacks a proper quorum? | If a meeting lacks a proper quorum, any resolutions or actions taken during that meeting are considered null and void and are not binding on the corporation or its members. This ensures that corporate decisions are made with sufficient participation from the members. |
Can a member of a condominium corporation vote by proxy? | Yes, members can vote in person or by proxy, according to the Corporation Code and the by-laws of many condominium corporations. The proxy must be in writing and filed with the corporate secretary before the meeting. |
Does Presidential Decree No. 957 apply to condominium corporations? | Presidential Decree No. 957, also known as The Subdivision and Condominium Buyers’ Protective Decree, primarily regulates homeowners associations and does not govern condominium corporations directly. Condominium corporations are primarily regulated by the Condominium Act (RA 4726). |
In conclusion, the Lim v. Moldex case serves as a crucial reminder of the importance of adhering to corporate governance principles and statutory requirements in the context of condominium corporations. The Supreme Court’s decision reinforces the rights of unit owners and promotes a more democratic approach to condominium management.
For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.
Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: MARY E. LIM vs. MOLDEX LAND, INC., G.R. No. 206038, January 25, 2017