Kentucky Condominium Quorum & Supermajority Calculator — 51% Quorum, 75% Master Deed Amendment, 80% Termination (KRS § 381.880 / § 381.870)

How this calculator works

This is a quorum-and-threshold validator for Kentucky condominium unit-owner votes under the Kentucky Horizontal Property Law (KRS § 381.805 et seq.) and the Master Deed Statute. Given the total units, in-person attendance, proxy count, mail or electronic ballot count, vote type, and any bylaws or master-deed-specified overrides, it returns:

1. Whether quorum has been met (total ballots compared against the effective quorum requirement under the bylaws specification or the 51% common Kentucky default).
2. The yes votes required to pass for the vote type — 75% of total for master-deed amendments under KRS § 381.870, 80% of total for termination (or unanimous in many master deeds), majority of those present for board removal, 2/3 of quorum for bylaws amendments, and majority of quorum for regular votes.
3. The current outcome (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, during ballot counting to validate the threshold, and after a meeting to memorialize the outcome in the secretary's minutes.

The relevant KRS Ch. 381 statute

The Kentucky Horizontal Property Law lives at KRS § 381.805 through § 381.910 and predates the Uniform Common Interest Ownership Act by decades. Kentucky did NOT adopt UCIOA. The Horizontal Property Law defers extensively to the master deed and bylaws on voting matters and does not impose the statutory floors that UCIOA-derived statutes carry.

KRS § 381.880 — Voting and quorum at unit-owner meetings. The bylaws specify the quorum and voting procedures. Common Kentucky bylaws practice specifies a 51% quorum default, though some associations specify lower at 25% or 33%. The Horizontal Property Law does NOT impose an independent statutory floor.

KRS § 381.870 — Master-deed amendment. Common Kentucky practice requires 75% of total votes in the association for master-deed amendments. The master deed may specify higher (commonly 80% or 90%). Certain amendments — changes to allocated interests, unit boundaries, conversion to common elements, or increase in the number of units — typically require higher thresholds or unanimous consent under the master deed.

Termination of the condominium — Kentucky case law and master-deed practice apply an 80% (or higher) threshold for termination. Many Kentucky master deeds require unanimous consent for termination. Termination dissolves the condominium and returns the property to the unit owners as tenants in common or as the master deed specifies.

Board removal — Common Kentucky bylaws practice permits removal by a vote of a majority of the unit owners present and entitled to vote at a meeting where a quorum is present.

Bylaws amendment — Common Kentucky bylaws practice requires 2/3 of quorum (or as specified in the bylaws).

Kentucky-specific gotchas (NO super-priority, judicial-only foreclosure with 2/3-appraisal redemption rule, no statutory resale-package regime)

MAJORITY OF TOTAL vs MAJORITY OF QUORUM. The two thresholds produce different outcomes when turnout is low. Kentucky practice uses OF-TOTAL for master-deed amendments (KRS § 381.870 at 75%) and termination (80% to unanimous). Kentucky practice uses OF-QUORUM (or "of those present and voting") for board removal, bylaws amendments, and regular governance. The OF-TOTAL thresholds are intentionally hard to reach for property-affecting changes; the OF-QUORUM thresholds make governance practical at typical Kentucky turnout levels (often 30-50%).

A MASTER-DEED AMENDMENT CAN FAIL EVEN WITH 100% OF VOTERS APPROVING. In a 64-unit association with 50% turnout (32 voters), 32 yes votes (100% of voters) is only 50% of total — well short of the 48-vote (75%) threshold and the master-deed amendment FAILS. Boards routinely announce master-deed amendments as passed based on majority-of-voters math; this is wrong. The calculator distinguishes the two thresholds explicitly to prevent this error.

BYLAWS-DRIVEN FRAMEWORK DIFFERS FROM UCIOA STATES. Kentucky did NOT adopt UCIOA and the Horizontal Property Law defers extensively to the master deed and bylaws on voting matters. UCIOA states (Maine, Delaware, Vermont, Rhode Island, Connecticut, Minnesota, Colorado, Washington) impose statutory floors that constrain bylaws variation. Practitioners moving from UCIOA states to Kentucky must read each association's master deed and bylaws carefully because the statutory defaults the practitioner is used to do not apply. Conversely, Kentucky practice has more flexibility — associations can amend the bylaws to lower the quorum below the 51% common default without violating any statutory floor.

HIGHER COMMON QUORUM DEFAULT THAN UCIOA STATES. Kentucky's common 51% bylaws default quorum is materially higher than the 20-25% UCIOA statutory default in peer states. This reflects the pre-UCIOA Horizontal Property Law framework that historically assumed higher engagement. The higher default makes meetings harder to convene; many Kentucky associations have amended their bylaws to lower the quorum to 33% or 25%. Confirm each association's actual bylaws specification before applying the calculator's 51% default.

MASTER-DEED AMENDMENT THRESHOLD IS HIGHER THAN UCIOA STATES. Kentucky's 75% common master-deed amendment threshold is materially higher than the 67% UCIOA statutory default. The higher threshold makes property-affecting changes harder to enact and protects existing owners' allocated interests. The master deed may specify higher (80%, 90%, or unanimous for listed categories of amendments).

MANY KENTUCKY MASTER DEEDS REQUIRE UNANIMOUS CONSENT FOR TERMINATION. Kentucky termination practice spans a wide range — from 80% under the practical floor to unanimous consent in many master deeds. This is materially more restrictive than UCIOA's 80% statutory default. Confirm the specific master-deed termination provision before initiating a termination vote.

NO STATUTORY BUDGET-RATIFICATION MECHANISM. Kentucky bylaws practice typically empowers the board to adopt the budget without member ratification, though some master deeds include member-rejection or ratification mechanisms. This is structurally different from UCIOA states (Maine 33 M.R.S. § 1603-115; Rhode Island R.I. Gen. Laws § 34-36.1-3.15) which use a statutory rejection mechanism. The calculator does NOT model budget-rejection votes separately because the Kentucky framework rarely uses this mechanism.

KENTUCKY DOES NOT LICENSE COMMUNITY ASSOCIATION MANAGERS. Florida (LCAM), Illinois (CAM), Nevada (CAM), and Virginia (CIC manager) all require state licensure of CAMs. Kentucky does not. The Horizontal Property Law compliance work falls to the association attorney and the managing agent under contract, without a state-licensed CAM as an intermediate quality-control layer. Boards in Kentucky condominium projects should expect to engage the association attorney earlier in the meeting-planning cycle than in states with licensed CAMs. Industry associations (Community Associations Institute Kentucky chapter; Greater Cincinnati CAI for northern Kentucky) offer professional designations on a voluntary basis but they are not state licenses.

PROXIES ARE COMMON BUT MUST FOLLOW THE BYLAWS. Kentucky condominium bylaws commonly permit proxies subject to formal requirements (signed writing, named proxy holder, validity period commonly 6-12 months). Proxies that do not satisfy the bylaws requirements are invalid. For OF-TOTAL threshold votes (master-deed amendments, termination), aggressive proxy campaigns are typically necessary to reach the threshold.

BOARD REMOVAL IS EASIER THAN MASTER-DEED AMENDMENT. A board member can be removed by a majority of those present at a properly noticed meeting with quorum (typically 17 votes in a 64-unit, 51%-turnout meeting). A master-deed amendment requires 48 of 64 votes. The threshold contrast is intentional — Kentucky practice treats governance (board composition) as more accountable to active engagement and property rights (master-deed content) as requiring broad consent.

What this calculator does NOT model

The calculator implements the Kentucky Horizontal Property Law QUORUM-AND-SUPERMAJORITY math. It does NOT:

• Model the heightened-threshold and unanimous-consent categories specified in the master deed for particular types of amendments. If your vote type falls into a heightened-threshold category, the 75% default understates the requirement; consult counsel.
• Model the bylaws-amendment procedures in detail — the bylaws specify the threshold and the calculator uses a default 2/3 of quorum if no master-deed override is supplied.
• Validate the form of proxies (signature, witness, expiration, delegation chain) — the bylaws control proxy validity.
• Model the executive-board meeting procedures (board meetings have separate quorum and notice requirements specified in the bylaws).
• Model budget ratification or rejection mechanisms — Kentucky practice rarely uses statutory budget rejection.
• Validate compliance with the bylaws notice requirements that gate the meeting.
• Cover voting under non-condominium common-interest communities (planned communities and HOAs are not governed by the Horizontal Property Law).

For any consequential vote, retain Kentucky counsel with Horizontal Property Law experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

• KRS § 381.805 et seq. — Kentucky Horizontal Property Law (Kentucky's condominium statutory framework).
• KRS § 381.870 — master deed amendment procedure.
• KRS § 381.880 — voting and quorum at unit-owner meetings.
• Master Deed Statute requirements for declaration content.
• Common Kentucky bylaws practice for quorum, proxy, board removal, and bylaws-amendment procedures.
• Community Associations Institute Kentucky chapter practitioner materials on Kentucky Horizontal Property Law governance.