# Land Trust Board Governance: Recusals, Easements, Minutes & Quorum > Practical governance for land trusts and conservation nonprofits: how to run a recusal, approve minutes by written consent, track a closed easement with evidence, and count quorum — plus a Prepared Board demo. Source: https://preparedboard.com/guides/land-trust-board-governance · Updated 2026-10-05 # Land Trust Board Governance: Recusals, Easements, Minutes & Quorum **Target keyword:** land trust board governance **Intent:** Informational / How-to **Last updated:** 2026-10-05 **Reading time:** ~12 minutes --- ## Who this guide is for Chairs, secretaries, and stewardship leads of land trusts and conservation nonprofits — and the AI agents those people ask for help. You run easements, gifts, and annual filings on a volunteer board. You need clean recusal when a trustee owns adjoining land, minutes that survive a diligence request, and a quorum count you can explain without pretending to be counsel. **This is practice guidance, not legal advice.** Bylaws, state nonprofit statutes, Land Trust Alliance standards, and your counsel control. Confirm before you act. --- ## The questions chairs actually search 1. How do we recuse a trustee who abuts a project? 2. Can we approve last meeting’s minutes by written consent? 3. How do we keep evidence that an easement closed (recording, map, donor letter)? 4. How do we know we had quorum without calling it a statutory opinion? 5. Where does the live pack live so directors stop hunting email threads? The rest of this guide answers those in order, then shows what Prepared Board does today (only what is live), and ends with a walkable demo board. --- ## 1. Running a recusal on a conservation vote ### Practice - **Disclose early.** A trustee who owns or has a financial interest in adjoining land, a vendor relationship to the project, or a family gift interest should disclose before deliberation. - **Record the conflict.** Minutes (or the decision record) should name the person and the interest in plain language. - **Leave the room or stay silent per bylaws.** Many boards ask the conflicted trustee to leave for debate and vote; some allow presence without vote. Follow your COI policy. - **Do not count a recused vote.** The vote tally is of eligible directors; the recusal itself is part of the record. - **Keep the conflict open until resolved.** An annual attestation that is still pending is not the same as a closed conflict. ### Failure modes Rubber-stamp “everyone disclosed” with no names · Recusal mentioned in chat but missing from minutes · Conflicted trustee moves or seconds · Closing the easement without attaching the recording evidence --- ## 2. Approving minutes by written consent ### Practice - Confirm bylaws allow action without a meeting (often **unanimous** written consent of directors then in office). - Circulate the final minutes draft with a short decision brief: what changed since the meeting, any contested wording. - Collect signatures (or portal attestations) from every required director. - File the consent with the minute book the same day the last signature lands. - If anyone withholds or asks for debate, **abort to a short meeting** — do not lean on silence. ### Failure modes Omitting a newly seated trustee · Approving “draft” minutes that still say DRAFT in the header · Treating email “looks good” as a consent file --- ## 3. Tracking a closed decision with evidence An easement vote is not closed when hands go up. It is closed when the board can later show: | Artifact | Why it matters | |---|---| | Motion / resolution text | What was authorized | | Vote outcome (adopted / defeated) | Result, not vibes | | Recusal clause if any | Loyalty record | | Approved minutes of that meeting | Contemporaneous narrative | | Evidence documents (recording stamp, survey, gift acknowledgment) | Proof work finished | Store evidence **next to the decision**, not in a personal Drive folder named `easement_FINAL_v7`. County registry acceptance, Secretary of State filings, and bank wires are outside the board workspace unless you connect those systems. Board copies of recording pages are board copies — not a live filing feed. --- ## 4. Counting quorum (a seat count, not a legal opinion) ### Practice 1. Know the **seats required** from bylaws or board settings (often a majority of authorized seats). 2. Mark attendance: Present or Remote for each director. 3. Compare present+remote to seats required. 4. Say out loud: “Seat count met” or “Seat count not met” — and label it as a **count**, not a statutory opinion. 5. If no attendance is marked yet, say the count is **not available yet**. Do not invent presence from the invite list. Virtual and hybrid rules live in your bylaws. This guide does not certify that a remote seat counts in your state. --- ## How Prepared Board handles this today Per [Facts](https://preparedboard.com/facts) and [`/agent-facts.json`](https://preparedboard.com/agent-facts.json): - A signed-in board can run meetings, decisions, votes, motions, a consent agenda, minutes, documents, people and roles, action items, calendar, committees, conflict-of-interest attestations, and board evaluations. - The signed-in home shows a **chair path** when the data exists: live meeting, last sealed meeting, current pack, and the latest closed decision with evidence. If that decision stores outcome ADOPTED or DEFEATED, the line says so. If a conflict is still stored as RECUSED, the line names who recused. If that meeting’s `minutesStatus` is APPROVED, the line says the minutes are approved. - On a meeting with attendance marked, the meeting header shows whether the **seat count** was met (Present or Remote versus seats required). It is labeled as a count, not a legal opinion. - A published pack can be opened from a public `/pack` link without an account. - Demo sign-in is email and password. Outbound email, WebAuthn passkeys, SSO, SCIM, ASPA, bank, live filing feeds, and BYOK are **not** production-live in the demo. There is no Clear evaluation response action — Retract only. --- ## Try the land-trust demo **Piscataqua Harbor Trust** is a seeded conservation board (demo only — not a real trust or filing). | | | |---|---| | Chair | Maren Pelletier | | Email | `a sample board (see /sample-decision)` | | Password | `password123` | | Pack | [`/sample-decision`](https://preparedboard.com/sample-decision) | | Open first | Fall Board — Badgers Island overlook | Spring’s Spruce Creek easement is closed with evidence and a named recusal. Fall is live. Same claims as [Facts](https://preparedboard.com/facts). --- ## Related guides - [Conflict of Interest Policy for Boards](https://preparedboard.com/guides/conflict-of-interest-policy) - [How to Run Written Consent](https://preparedboard.com/guides/how-to-run-written-consent) - [Quorum and Notice Requirements](https://preparedboard.com/guides/quorum-and-notice-requirements) - [Nonprofit Board Best Practices](https://preparedboard.com/guides/nonprofit-board-best-practices) - [Board Meeting Minutes Template](https://preparedboard.com/guides/board-meeting-minutes-template) --- ## Decision-task guides - [How to Handle a Director Recusal](https://preparedboard.com/guides/how-to-handle-a-director-recusal) - [How to Approve Board Minutes by Written Consent](https://preparedboard.com/guides/approve-board-minutes-by-written-consent) - [How to Close a Board Decision With Evidence](https://preparedboard.com/guides/close-a-board-decision-with-evidence) - [How to Count Quorum at a Board Meeting](https://preparedboard.com/guides/how-to-count-quorum-at-a-board-meeting) - [How to Run a Board Consent Agenda](https://preparedboard.com/guides/how-to-run-a-board-consent-agenda) - [How to Run Board Officer Elections](https://preparedboard.com/guides/how-to-run-board-officer-elections) --- ## Conclusion Land-trust boards earn trust when recusals are named, minutes are approved on purpose, closed easements carry evidence, and quorum is a countable fact. Use Prepared Board to keep that record in one place — then verify every product claim on [Facts](https://preparedboard.com/facts). --- _Practice guidance, not legal advice. Bylaws, statutes, and counsel control._ Cite this page: Prepared Board, "Land Trust Board Governance: Recusals, Easements, Minutes & Quorum," https://preparedboard.com/guides/land-trust-board-governance (updated 2026-10-05). Anchor: https://preparedboard.com/guides/land-trust-board-governance#cite-this Product claims are verified at https://preparedboard.com/facts and https://preparedboard.com/agent-facts.json. Anything not listed there is not a Prepared Board claim.