Louisiana Condominium Quorum & Supermajority Calculator — 50% Quorum, 67% Declaration Amendment, 80% Termination (LSA-R.S. 9:1123.109 / 9:1122.105)

How this calculator works

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

1. Whether quorum has been met (total ballots compared against the effective quorum requirement under the declaration specification or the 50% common Louisiana default).
2. The yes votes required to pass for the vote type — 67% of total for declaration amendments under LSA-R.S. 9:1122.105, 80% of total for termination (or near-unanimous in many older declarations), 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 LSA-R.S. 9:1121 statute

The Louisiana Condominium Act lives at LSA-R.S. 9:1121.101 through 9:1124.115. Louisiana follows a civil-law (Code Napoleon) tradition. The Condominium Act defers extensively to the declaration and bylaws on voting matters and does not impose the statutory floors that UCIOA-derived statutes carry.

LSA-R.S. 9:1123.109 — Quorum at unit-owner meetings. The declaration and bylaws specify the quorum at meetings. Common Louisiana practice specifies a 50% quorum default, though some associations specify lower at 25% or 33%. The Condominium Act does NOT impose an independent statutory floor.

LSA-R.S. 9:1122.105 — Declaration amendment. Common Louisiana practice requires 67% of total votes in the association for declaration amendments. The declaration may specify higher (commonly 75%, 80%, or 90%). Certain amendments — changes to unit ownership percentages, unit boundaries, conversion to common elements, or increase in the number of units — typically require higher thresholds or unanimous consent under the declaration.

Termination of the condominium — Louisiana case law and declaration practice apply an 80% (or higher) threshold for termination. Many OLDER Louisiana declarations require unanimous consent for termination. Termination dissolves the condominium regime and returns ownership rights as the declaration specifies.

Board removal — Common Louisiana 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 Louisiana practice requires 2/3 of quorum (or as specified in the bylaws).

Louisiana civil-law gotchas (executory process unique among US states, civil-law privilege vs common-law lien terminology, no statutory post-sale redemption)

MAJORITY OF TOTAL vs MAJORITY OF QUORUM. The two thresholds produce different outcomes when turnout is low. Louisiana practice uses OF-TOTAL for declaration amendments (LSA-R.S. 9:1122.105 at 67%) and termination (80% to near-unanimous). Louisiana 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 Louisiana turnout levels (often 30-50%).

A DECLARATION 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 43-vote (67%) threshold and the declaration amendment FAILS. Boards routinely announce declaration amendments as passed based on majority-of-voters math; this is wrong. The calculator distinguishes the two thresholds explicitly to prevent this error.

CIVIL-LAW DECLARATION-DRIVEN FRAMEWORK DIFFERS FROM UCIOA STATES. Louisiana is the only US state on a civil-law (Code Napoleon) tradition. The Condominium Act defers extensively to the declaration on voting matters in a manner that resembles the bylaws-driven approach of pre-UCIOA condominium statutes. UCIOA states (Maine, Delaware, Vermont, Rhode Island, Connecticut, Minnesota, Colorado, Washington) impose statutory floors that constrain declaration variation. Practitioners moving from UCIOA states to Louisiana must read each association's declaration and bylaws carefully because the statutory defaults the practitioner is used to do not apply. The substantive voting math looks similar to common-law non-UCIOA states; the doctrinal underpinnings are civil-law.

HIGHER COMMON QUORUM DEFAULT THAN UCIOA STATES. Louisiana's common 50% declaration default quorum is materially higher than the 20-25% UCIOA statutory default in peer states. This reflects the pre-UCIOA-era framework that historically assumed higher engagement. The higher default makes meetings harder to convene; many Louisiana associations have amended their declarations to lower the quorum to 33% or 25%, mirroring UCIOA practice. Confirm each association's actual declaration specification before applying the calculator's 50% default.

DECLARATION AMENDMENT THRESHOLD MATCHES UCIOA — 67%. Louisiana's 67% common declaration amendment threshold matches the UCIOA statutory default. Many Louisiana declarations specify higher (75%, 80%, or 90%). The declaration may set the threshold materially above the 67% common default.

MANY OLDER LOUISIANA DECLARATIONS REQUIRE UNANIMOUS CONSENT FOR TERMINATION. Louisiana termination practice spans a wide range — from 80% under the practical floor to unanimous consent in many older declarations. This is materially more restrictive than UCIOA's 80% statutory default. Confirm the specific declaration termination provision before initiating a termination vote.

NO STATUTORY BUDGET-RATIFICATION MECHANISM. Louisiana practice typically empowers the board to adopt the budget without member ratification, though some declarations 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.

LOUISIANA DOES NOT LICENSE COMMUNITY ASSOCIATION MANAGERS. Florida (LCAM), Illinois (CAM), Nevada (CAM), and Virginia (CIC manager) all require state licensure of CAMs. Louisiana does not. The Louisiana Condominium Act compliance work falls to the association attorney and the managing agent under contract, without a state-licensed CAM as an intermediate quality-control layer. The civil-law tradition adds specific procedural expertise requirements; boards should expect to engage Louisiana counsel earlier in the meeting-planning cycle than in states with licensed CAMs.

PROXIES ARE COMMON BUT MUST FOLLOW THE BYLAWS. Louisiana 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 (declaration amendments, termination), aggressive proxy campaigns are typically necessary to reach the threshold.

BOARD REMOVAL IS EASIER THAN DECLARATION 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, 50%-turnout meeting). A declaration amendment at the 67% common default requires 43 of 64 votes. The threshold contrast is intentional — Louisiana practice treats governance (board composition) as more accountable to active engagement and property rights (declaration content) as requiring broad consent.

What this calculator does NOT model

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

• Model the heightened-threshold and unanimous-consent categories specified in the declaration for particular types of amendments. If your vote type falls into a heightened-threshold category, the 67% 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 declaration 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 — Louisiana practice rarely uses statutory budget rejection.
• Validate compliance with the bylaws notice requirements that gate the meeting.
• Cover voting under the Louisiana Homeowners Association Act at LSA-R.S. 9:1141.1 et seq. (HOAs are governed by a related but distinct statutory framework).

For any consequential vote, retain Louisiana counsel with Condominium Act experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

• LSA-R.S. 9:1121.101 et seq. — Louisiana Condominium Act (Louisiana's condominium statutory framework on a civil-law tradition).
• LSA-R.S. 9:1122.105 — declaration amendment procedure.
• LSA-R.S. 9:1123.109 — quorum at unit-owner meetings.
• Common Louisiana declaration and bylaws practice for quorum, proxy, board removal, and bylaws-amendment procedures.
• Community Associations Institute Louisiana chapter practitioner materials on Louisiana Condominium Act governance.