Owners' meeting (ALV)

The owners' meeting, often called the ALV, is the VvE's highest body. It holds every power not assigned to another body.

The law speaks of the vergadering van eigenaars (owners' meeting); in practice it is often called the general members' meeting (ALV). It holds all powers that the law or the articles do not give to other bodies (article 5:125(1) BW). For example, it appoints and dismisses the board (article 5:131(2) BW).

All apartment owners have access to the meeting. Decisions are taken by an absolute majority of the votes cast, unless the articles provide otherwise (article 5:127(1) BW). Both the board and the chair may call the meeting (article 5:127(2) BW).

How you give notice, which period applies and which majorities are needed are set out in your regulations. From 1 January 2027 the meeting may also be held fully online or in a hybrid format, subject to conditions (article 5:127(4) to (11) BW).

See also: Annual meeting (jaarvergadering), Meeting notice (oproeping), Quorum, Absolute (simple) majority, Minutes (notulen), Digital meetings

Read more: Structuring a VvE meeting agenda, Digital meetings from 2027

Legal basis: Boek 5 BW, art. 5:125, 5:127, 5:131