Georgia Condo Association Quorum & Supermajority Calculator

How this calculator works

This is a quorum-and-threshold validator for Georgia condominium unit-owner votes under the Georgia Condominium Act. Given the total unit-owner membership, the in-person attendance, the proxy count, the mail or electronic ballot count, the vote type, and any declaration-specified overrides, it returns:

1. Whether quorum has been met (total ballots compared against the effective quorum requirement under OCGA 44-3-91 or the declaration-specified override).
2. The yes votes required to pass for the vote type (two-thirds of total unit-owner membership for declaration amendments under OCGA 44-3-93; majority of total for bylaws amendments; majority of quorum for special assessments and capital improvements; etc.).
3. The current ballot status (PASSED, FAILED, PENDING, or NO-QUORUM) based on the supplied vote tally.

Use the calculator before convening a unit-owner meeting to confirm the procedural framework; use it during ballot counting to validate the threshold; use it after a meeting to memorialize the outcome in the secretary's minutes.

The relevant Georgia statute

Georgia condominium unit-owner voting is governed by the Georgia Condominium Act, OCGA 44-3-70 to 44-3-117. The Act applies to condominiums whose declarations have been recorded under the Act after October 1, 1975; pre-Act condominiums are governed by the Apartment Ownership Act (OCGA 44-3-1 et seq.).

OCGA 44-3-91 — Default quorum is ONE-THIRD (33-1/3 percent) of the total unit-owner membership unless the declaration or bylaws specify a different percentage. The declaration or bylaws may specify a higher OR lower percentage; the specified value controls if validly enacted.

OCGA 44-3-93 — Declaration amendment requires TWO-THIRDS (66-2/3 percent) of the TOTAL unit-owner membership default — not two-thirds of voters. Declarations may specify a higher threshold (commonly 75 percent) but cannot specify lower than the two-thirds statutory floor. Bylaws amendment requires a majority (51 percent) of the total unit-owner membership default unless the bylaws specify otherwise.

OCGA 44-3-99 — Board terms and removal. Board terms are specified in the bylaws (commonly 1, 2, or 3 years). Removal of a board member requires the vote specified in the declaration or bylaws; the default is a majority of the total unit-owner membership.

OCGA 44-3-71 — Definitions including unit, unit owner, association, declaration, bylaws.

Key thresholds and gotchas

MAJORITY OF TOTAL vs MAJORITY OF QUORUM. The two thresholds produce different outcomes when turnout is low. The Georgia Condominium Act uses MAJORITY OF TOTAL for declaration amendments (OCGA 44-3-93 two-thirds default) and bylaws amendments (majority of total default) — the property-rights and governance-instrument actions. It uses MAJORITY OF QUORUM for special assessments, capital improvements, and regular member business — the operational actions. Confusing the two is the single most common voting-threshold error in Georgia condominium practice.

A declaration amendment can fail even with 60 percent of voters approving. In a 100-unit condominium with 70 voters (70 percent turnout), 42 yes votes (60 percent of voters) is below the 67-vote total-membership threshold and the amendment fails. Boards routinely announce declaration amendments as passed based on majority-of-voters math; this is wrong.

The declaration may RAISE but not LOWER the OCGA 44-3-93 floor. A declaration specifying 50 percent for declaration amendments is unenforceable to the extent it falls below the two-thirds statutory floor. A declaration specifying 75 percent is enforceable as a higher-than-statutory threshold.

OCGA 44-3-91 quorum is a default, not a floor. Unlike some state condominium acts that establish the statutory quorum as a floor, the Georgia Condominium Act treats one-third as a default that the declaration or bylaws may move in either direction. Many older Georgia condo declarations specify lower quorum thresholds (10 percent, 20 percent) to ensure meetings can be conducted.

Proxies count once for quorum, once for the vote tally. A valid proxy must be in writing, signed, and delivered before the meeting starts. Many bylaws specify a maximum proxy validity (commonly 90 days). Proxies marked for a specific issue vote only on that issue.

Mail and electronic ballots require bylaws authorization. Some Georgia condo bylaws do not authorize mail or electronic ballots for general unit-owner-meeting business. Verify authorization before relying on the count.

Worked example: regular unit-owner vote

100-unit condominium. One-third quorum (34 votes). 20 in person, 10 by proxy, 5 by mail. Vote: regular unit-owner-meeting vote. 25 yes, 10 no.

• Total ballots: 35. Quorum: 34. QUORUM MET.
• Vote type: regular. Threshold: majority of quorum. Votes required: 51 percent of 35 = 18 yes votes.
• 25 yes votes meets the 18-vote threshold. PASSED.

Worked example: declaration amendment — the total-membership trap

100-unit condominium. 30 in person, 15 by proxy, 10 by mail. Vote: declaration amendment. 50 yes, 5 no.

• Total ballots: 55. Quorum: 34. QUORUM MET.
• Vote type: declaration amendment. Threshold: two-thirds of TOTAL membership = 67 yes votes required.
• 50 yes votes falls short of the 67-vote threshold. FAILED — even though 91 percent of voters approved.

This is the trap. The same ballot tally that passes a regular vote (50 yes is 91 percent of voters) FAILS a declaration amendment (50 is only 50 percent of total). Boards must structure declaration-amendment campaigns to target the total-membership denominator, not the voter denominator — meaning outreach to non-voters is critical.

Worked example: bylaws amendment

200-unit condominium. 80 in person, 20 by proxy. Vote: bylaws amendment. 90 yes, 10 no.

• Total ballots: 100. Quorum: 67 (one-third of 200). QUORUM MET.
• Vote type: bylaws amendment. Threshold: majority of TOTAL membership = 102 yes votes required.
• 90 yes votes falls short of the 102-vote threshold. FAILED.

The bylaws-amendment threshold (majority of total) is materially easier than the declaration-amendment threshold (two-thirds of total) but still harder than majority-of-quorum.

Worked example: special assessment above declaration limits

100-unit condominium. 40 in person, 10 by proxy. Vote: special assessment for emergency facade repair (above declaration limits).

• Total ballots: 50. Quorum: 34. QUORUM MET.
• Vote type: special assessment. Threshold: majority of quorum = 26 yes votes required (51 percent of 50).
• 30 yes, 20 no — PASSED.

The majority-of-quorum threshold for special assessments is materially easier than the majority-of-total threshold for governance amendments; this is why most Georgia condos prefer special-assessment authorization for capital projects when both could in principle authorize the same outcome.

Worked example: no quorum

100-unit condominium. 15 in person, 5 by proxy. Vote: regular.

• Total ballots: 20. Quorum: 34. SHORT BY 14.
• Outcome: NO-QUORUM. The measure cannot proceed regardless of how the 20 attending vote.

The secretary should adjourn the meeting (or invoke reduced-quorum procedures if specified in the bylaws for a reconvened meeting).

What this calculator does NOT model

The calculator implements the QUORUM-AND-SUPERMAJORITY math under the Georgia Condominium Act. It does NOT:

• Validate that the condominium is governed by the Georgia Condominium Act (versus the pre-Act Apartment Ownership Act under OCGA 44-3-1 et seq.). Pre-Act condominiums have different quorum, voting, and amendment provisions.
• Validate the form of proxies (signature, witness, delegation chain, maximum validity period).
• Model weighted voting where votes are allocated other than one-per-unit (e.g. allocated by undivided-interest percentage or by unit type).
• Model board-election procedures under OCGA 44-3-99 (cumulative voting where applicable, election-quorum carve-outs).
• Validate compliance with the meeting-notice requirements that gate the meeting (notice period, content, delivery method).
• Model the redemption or post-action procedures for special-assessment or capital-improvement votes.

For any consequential unit-owner vote (declaration amendment, board election with contested seats, special assessment over a meaningful dollar amount), retain Georgia counsel with condominium experience to oversee the procedural compliance review.

Counting conventions

The calculator rounds the effective quorum vote count UP to the nearest integer. A one-third quorum on 100 units is 34 votes (rounded up from 33.33), not 33. Georgia practice rounds up because partial votes are not possible — a fractional quorum cannot exist.

The calculator counts each unit owner EXACTLY ONCE toward quorum. A unit owner who attends in person and also has a returned mail ballot is counted only once. The calculator assumes the input counts are mutually exclusive — the secretary should not double-count.

For supermajority calculations on TOTAL membership (declaration amendment, bylaws amendment), the threshold is calculated on total unit owners EXACTLY, rounded up. For 100 unit owners at two-thirds, that is 67 yes votes (66.67 rounds up to 67); for 99 unit owners at two-thirds, that is 66 yes votes (66.00 rounds to 66).

For supermajority calculations on MAJORITY OF QUORUM (special assessment, capital improvement, regular), the threshold is calculated on the greater of (a) the effective quorum vote count or (b) the actual votes counted. This is a conservative interpretation; Georgia practice in some associations uses majority of votes actually cast at the quorum-validated meeting.

Sources

Last reviewed: 2026-05-16 against:

• OCGA 44-3-70 to 44-3-117 (Georgia Condominium Act).
• OCGA 44-3-71 (definitions of unit, unit owner, association).
• OCGA 44-3-91 (quorum default — one-third of total unit-owner membership).
• OCGA 44-3-93 (declaration amendment default two-thirds; bylaws amendment default majority).
• OCGA 44-3-99 (board governance, terms, and removal procedures).
• OCGA 44-3-1 et seq. (Apartment Ownership Act — pre-Act condominium governance, NOT covered by this calculator).
• CAI Georgia Chapter practitioner guidance on Georgia condominium governance.