Associations whether incorporated or unincorporated; for profit or non profit; all require active governance by a board of directors or special committee. Merely going through the motions and using “box” minutes prevents the board from detailing efforts of good faith compliance and can actually create liability for the board and the Association, because Associations are regulated by both state and federal Agencies. Seemingly benign actions like joint marketing agreements or free rent can inadvertently violate anti-kickback and collusion regulations.