When to use it
An approved action is reported as complete.
Governance template and open dataset
Board Decision & Action Register Template
Use one controlled register to connect authority, evidence, approval, ownership, deadlines, escalation, communication, and verified closure.
Quick answer
A decision is complete only when its result is verified.
Meeting minutes record what occurred. A decision register helps leaders manage what must happen next, who owns it, what proof is required, and when a missed commitment must return to the board.
Give every material item a stable identifier and link it to the authoritative minutes, resolution, contract, budget, policy, or professional record. Keep sensitive source documents under appropriate access controls rather than copying them into the register.
40 controlsAcross the decision lifecycle
11 categoriesGovernance through compliance
1 ownerAccountable for each next action
Control sequence
Run each item through six visible gates.
- FrameState the decision in plain language, the authority required, the timing, and the consequence of delay.
- EvidenceLink the current records, assumptions, options, professional input, affected parties, and unresolved uncertainty.
- DecideRecord the motion, resolution, delegated direction, conditions, effective date, and any recusal or dissent required by the record.
- AssignName one action owner, a realistic due date, dependencies, reporting cadence, and proof of completion.
- EscalateReturn exceptions before the safe decision window closes or the delay creates avoidable cost, service, safety, or credibility risk.
- CloseVerify the result, preserve the final evidence, communicate the outcome, and record any new recurring control.
Filterable control library
Define the record before the next high-stakes decision.
Adapt the entries to the association’s governing documents, adopted policies, authority matrix, contracts, advisers, systems, and current requirements.
40 controls shown
| Category and item | Trigger and owner | Evidence and cadence | Closure and escalation |
|---|---|---|---|
| GovernanceApprove annual board work plan | Start of fiscal planning cycleOwner: Board chair | Prior-year calendar; governing documents; open actionsReview: Annual with monthly look-ahead | Approved plan and assigned ownersEscalate: Required decision window is under 30 days |
| GovernanceConfirm officer and committee responsibilities | Election or leadership changeOwner: Board secretary | Roster; resolutions; committee chartersReview: After every change | Current roster and acknowledged dutiesEscalate: Role has no accountable person |
| GovernanceAdopt or revise delegated authority matrix | Changed operating model or recurring approval delaysOwner: Board | Governing documents; policies; spending thresholdsReview: Annual | Approved matrix distributed to responsible rolesEscalate: Material commitment lacks clear authority |
| GovernanceRecord conflict disclosure and recusal | Potential personal or business interestOwner: Board secretary | Disclosure; agenda item; minutesReview: At occurrence | Disclosure and disposition retainedEscalate: Interested party participates contrary to advice |
| GovernanceApprove policy exception | Requested departure from adopted policyOwner: Board or authorized officer | Request; policy; impact analysis; adviser inputReview: At occurrence | Dated exception with duration and ownerEscalate: Exception creates safety legal or financial exposure |
| MeetingsFinalize board agenda and decision briefs | Scheduled meetingOwner: Board chair and manager | Draft agenda; open actions; supporting recordsReview: Before every meeting | Published packet and version recordEscalate: Material item lacks decision-ready evidence |
| MeetingsConfirm quorum and notice readiness | Upcoming formal meetingOwner: Board secretary | Roster; notice evidence; governing requirementsReview: Before every meeting | Meeting file contains confirmationEscalate: Quorum or notice is uncertain |
| MeetingsApprove prior meeting minutes | Next eligible meetingOwner: Board | Draft minutes; corrections; meeting recordsReview: Each meeting | Approved minutes retainedEscalate: Material correction remains disputed |
| MeetingsAssign post-meeting actions | Approved motion or directionOwner: Board chair | Minutes; action summary; authority matrixReview: After every meeting | Owner due date and proof requirement recordedEscalate: Action has no owner or deadline |
| FinanceApprove annual operating budget | Budget adoption cycleOwner: Board | Draft budget; assumptions; contracts; forecastReview: Annual | Adopted budget and notice recordEscalate: Unresolved material variance or compliance question |
| FinanceApprove reserve contribution direction | Reserve and capital planning cycleOwner: Board | Current study; cash forecast; project plan; adviser inputReview: Annual and after material change | Approved funding direction and implementation recordEscalate: Funding gap threatens scheduled work |
| FinanceReview monthly financial package | Month-end closeOwner: Treasurer and board | Statements; reconciliations; aging; variancesReview: Monthly | Questions resolved and exceptions assignedEscalate: Reconciliation late or unexplained variance material |
| FinanceAuthorize unbudgeted expenditure | Unexpected need outside approved budgetOwner: Board or authorized officer | Scope; cost; funding source; urgency; alternativesReview: At occurrence | Approval and funding source documentedEscalate: Urgent work exceeds authority or available cash |
| FinanceApprove bank signer change | Officer or personnel transitionOwner: Board | Resolution; bank forms; access listReview: At every change | Bank confirmation and revoked prior accessEscalate: Former signer retains access |
| FinanceClose audit or review finding | Professional report identifies issueOwner: Treasurer or manager | Finding; response; corrective evidenceReview: Monthly until closed | Reviewer acceptance or board closureEscalate: Repeat finding or overdue corrective action |
| OperationsApprove preventive maintenance plan | Annual operating plan or asset changeOwner: Board or manager | Asset inventory; service history; manufacturer guidanceReview: Annual with quarterly review | Approved schedule loaded into work systemEscalate: Life-safety or critical task is overdue |
| OperationsEscalate recurring work-order failure | Repeated missed service standardOwner: Property manager | Work orders; timestamps; photos; resident reportsReview: Monthly | Root cause action and verified resolutionEscalate: Failure affects safety habitability or essential service |
| OperationsApprove service interruption plan | Planned shutdown or disruptive projectOwner: Manager or board | Scope; schedule; affected areas; communicationsReview: At occurrence | Approved plan and resident notice evidenceEscalate: No contingency for vulnerable residents or critical systems |
| OperationsClose inspection deficiency | Inspection produces corrective itemOwner: Property manager | Inspection report; repair record; retestReview: Monthly until closed | Signed acceptance or successful retestEscalate: Deadline missed or condition worsens |
| VendorApprove competitive procurement strategy | Material new or renewed serviceOwner: Board | Scope; market options; evaluation plan; timelineReview: At procurement start | Approved criteria and bidder instructionsEscalate: Incumbent term expires before fair process can finish |
| VendorSelect preferred proposer | Completed bid evaluationOwner: Board | Normalized bids; scoring; references; risk reviewReview: At selection | Resolution and selection rationaleEscalate: Material exception or conflict remains unresolved |
| VendorApprove contract amendment | Requested scope price or term changeOwner: Board or authorized officer | Executed contract; change request; cost and schedule impactReview: At occurrence | Signed amendment and updated baselineEscalate: Work begins before written authority |
| VendorIssue performance correction notice | Repeated or material service deficiencyOwner: Property manager | Contract standard; service evidence; prior noticesReview: At occurrence | Notice response plan and verification dateEscalate: Vendor disputes obligation or risk is immediate |
| VendorDecide renewal or transition | Contract notice window opensOwner: Board | Performance record; market check; transition risk; termsReview: Per contract | Decision and timely notice evidenceEscalate: Notice deadline is within 45 days |
| RiskAccept mitigate transfer or avoid material risk | Risk register review or new eventOwner: Board | Risk statement; likelihood; impact; control optionsReview: Quarterly and at occurrence | Treatment decision owner and review dateEscalate: Residual risk exceeds approved tolerance |
| RiskActivate emergency authority | Declared or imminent incidentOwner: Authorized leaders | Plan; current conditions; adviser and agency informationReview: During event | Activation log and decisions retainedEscalate: Normal approval path cannot protect people or property |
| RiskAuthorize insurance claim notice | Potential covered lossOwner: Board or manager | Incident record; photos; policy; preliminary estimateReview: At occurrence | Carrier acknowledgment and claim ownerEscalate: Notice deadline or evidence preservation at risk |
| RiskClose incident corrective actions | Post-incident review completedOwner: Board or manager | Timeline; findings; actions; proofReview: Monthly until closed | All accepted actions verifiedEscalate: Repeat exposure remains uncontrolled |
| ProjectsApprove project charter and baseline | Capital need accepted for developmentOwner: Board | Business case; scope; budget; schedule; rolesReview: Project initiation | Approved charter and baselineEscalate: Scope or funding remains materially undefined |
| ProjectsApprove design or scope change | Changed condition or owner requirementOwner: Board or delegated authority | Change request; alternatives; cost; schedule; riskReview: At occurrence | Written change approval and updated baselineEscalate: Contractor proceeds without authorization |
| ProjectsAccept substantial completion | Project reaches usable conditionOwner: Owner representative and board | Inspection; open punch list; permits; certificationsReview: At milestone | Dated acceptance with exceptionsEscalate: Critical system or required approval incomplete |
| ProjectsAuthorize final payment | Closeout package completeOwner: Board or authorized officer | Final pay application; releases; warranties; acceptanceReview: At closeout | Payment approval and complete record setEscalate: Release permit warranty or claim issue unresolved |
| RecordsApprove records access response | Material or sensitive requestOwner: Records custodian | Request; authority; responsive index; adviser inputReview: At occurrence | Response log and delivery evidenceEscalate: Deadline or privacy issue is uncertain |
| RecordsApprove disposition of eligible records | Retention review identifies candidate recordsOwner: Records custodian | Schedule; legal hold check; inventory; approvalReview: Annual | Disposition log with method and authorityEscalate: Hold dispute audit or claim affects records |
| TransitionApprove management transition plan | Provider or leadership change confirmedOwner: Board | Contract dates; asset and access inventories; communication planReview: At transition start | Approved milestones owners and acceptance testsEscalate: Critical handoff has no verified source |
| TransitionAccept transition record package | Outgoing-to-incoming handoff milestoneOwner: Board or transition lead | Indexed records; credentials inventory; reconciliations; keysReview: At each handoff gate | Signed exception list and custody recordEscalate: Bank system life-safety or owner data missing |
| CommunicationApprove material owner communication | Decision materially affects residents or ownersOwner: Board or authorized officer | Decision record; audience map; draft; delivery planReview: At occurrence | Approved message and delivery evidenceEscalate: Message conflicts with decision or lacks accessibility path |
| CommunicationClose unresolved owner commitment | Published commitment reaches due dateOwner: Property manager | Prior message; action evidence; statusReview: Monthly | Completion update or revised authorized commitmentEscalate: Public commitment is overdue without explanation |
| ComplianceAssign response to official inquiry | Agency or counsel communication receivedOwner: Board chair | Inquiry; deadline; requested records; adviser inputReview: At occurrence | Response filed and retainedEscalate: Deadline within ten business days |
| ComplianceVerify annual filing and registration status | Recurring filing windowOwner: Secretary or manager | Official portal record; prior filing; entity dataReview: Annual | Current confirmation receiptEscalate: Status is delinquent or data conflicts |
Decision integrity
Separate the record from the status narrative.
AuthorityShow who could decide, when the decision became effective, and which conditions or limitations apply.
EvidenceLink the current facts and source documents that supported the decision without overwriting earlier versions.
AccountabilityMake the next owner, due date, escalation rule, and acceptance evidence visible at every review.
This operating template supports governance discipline. It does not replace minutes, resolutions, current law, governing documents, contracts, records obligations, or qualified professional advice.
Monthly review
Review exceptions and approaching decisions.
A board does not need to reread every closed row. Use a short dashboard for decisions entering their preparation window, overdue actions, missing evidence, changed assumptions, and commitments that cannot be closed as agreed.
Preserve the history when ownership, timing, or scope changes. Record who authorized the change, why it was necessary, and what downstream decisions it affects.
Ask at every review
- Which decision will become urgent before the next meeting?
- Which action is overdue or lacks current evidence?
- Which assumption or condition changed?
- Which delegated action exceeded its authority?
- Which owner needs support or escalation?
- Which claimed completion still lacks acceptance proof?
Frequently asked questions
Decision register questions.
What is a board decision and action register?
It is a controlled index that connects each material decision to its authority, evidence, owner, due date, follow-through, escalation rule, and proof of closure.
Does it replace meeting minutes?
No. Minutes remain the formal meeting record. The register links decisions to minutes, resolutions, records, owners, and completion evidence so approved direction is carried through.
Which items belong in the register?
Include material approvals, delegated directions, formal commitments, corrective actions, exceptions, and recurring decisions whose delay or loss of context could affect safety, service, finances, compliance, projects, records, or stakeholder trust.
When should an action be closed?
Close it only when the agreed result is verified and the authoritative completion evidence is stored. Activity, an invoice, or a verbal update alone may not prove the intended outcome.
Need a cleaner path from decision to completion?
Request a focused review
Hypothetical worked example
Completed activity without the approved outcome
A fictional action log says a maintenance review is complete because a report was delivered, although the adopted decision required testing a specific service failure.
Original fictional example · no completed client assignment or property inspection is represented.
| Record to obtain | Review question or calculation |
|---|---|
| Adopted decision | Keep the original decision unchanged |
| Delivered report and examination boundary | Compare delivery to its acceptance requirement |
| Required test and unresolved work | Record partial completion and the remaining owner |
Useful working output: An action record distinguishing report receipt from verified completion.
What would change the decision?
Open each challenge to test the reasoning against a different finding.
The action is marked closed after an email says it is done
Check: Compare the message with the acceptance requirement in the approved action record and the supporting completion evidence.
Decision effect: Retain the responsible owner and verification step until acceptance is established.
A later instruction appears to change an approved decision
Check: Locate the actual authority, approved version, date and scope of the later instruction. Preserve both source records.
Decision effect: Resolve the conflict through the authorized role before rewriting the historical decision or committing to changed work.
Adapt the record request to authorized access, governing documents and the actual property. The example does not verify any unknown input or replace a professional conclusion.
Property Corrective Action and Recurring Problem Review · More governance and records examples
Before acting on this guide
Set the review boundary and the acceptance test.
What the evidence does not prove
Do not overwrite the original decision to match later activity.
What to verify before acceptance
Match completion evidence to the approved commitment and retain any separately authorized amendment.
Original proposed coordination checks · adapt to authorized access, the actual obligation and the appropriate professional review. These are not findings about your property.
Follow the related handoff workflow · Read the review definitions
A number, its evidence and the decision
An action count needs an acceptance test
A meeting can approve a task without demonstrating that it was implemented. Count completion only when the agreed acceptance record exists, and keep overdue decisions separate from overdue delivery.
Decision
Name the approval and its governing authority.
Assignment
Confirm the responsible role and due date.
Verification
Examine the evidence against the acceptance test.
Closure
Record acceptance and the next review trigger.
A worked example with visible assumptions
In a fictional monthly review, 20 actions are due and 14 have accepted completion evidence. Closure is 14 ÷ 20 × 100 = 70%. The six unresolved actions need an owner and next check; the percentage does not measure board competence or legal compliance.
Original hypothetical arithmetic example. The amounts describe a fictional scenario, not observed property performance or a recommended target.
Continue with Board Decision & Action Register TemplateExplore the calculation
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Attendance is not acceptance
Meeting attendance, an email acknowledgment and a closed ticket each establish different facts. State which one is required for this decision.
Use the right population
Count actions due in the same review period. Do not mix new tasks with old closures unless the definition explicitly requires it.
Separate the dependency
If a task awaits a board decision, distinguish the approval delay from a service execution delay.
Put the guidance to work
Close the action without rewriting the decision
Keep the approved motion and meeting reference immutable. If later evidence changes the scope, create a linked decision or authorized amendment rather than silently editing the original record.
Separate the person implementing an action from the person verifying completion. Link the acceptance evidence and state which conditions remain unresolved; an invoice or verbal update may only prove activity.
When an action is overdue, retain its original due date and record the reason, interim control, revised date, and approving authority. This preserves the difference between a delay and a formally revised commitment.
Apply the next operating control
Find checklists and data definitions · Explore governance and records