Ohio Condo Quorum & Supermajority Calculator — ORC 5311.09 + 5311.05 (75% Amendment Default)

How this calculator works

This is a quorum-and-threshold validator for Ohio condominium unit-owner votes under the Ohio Condominium Property Act. Given the total unit owners, in-person attendance, proxy count, vote type, and any declaration-specified overrides, it returns:

1. Whether quorum has been met (total ballots compared against the effective quorum requirement under ORC 5311.09(B) declaration specification, or the 51% non-profit gap-filler default under ORC 1702.20 when the declaration is silent).
2. The yes votes required to pass for the vote type — 75% of total voting power for declaration amendments under ORC 5311.05(A), unanimous (100%) for termination under ORC 5311.081, per bylaws for bylaws amendments under ORC 5311.16, majority of quorum for board removal and 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 minutes.

The relevant ORC 5311 statute

The Ohio Condominium Property Act lives at Ohio Revised Code Chapter 5311. Voting and quorum provisions are concentrated in ORC 5311.09 (administration and meetings), ORC 5311.05 (declaration amendment), ORC 5311.081 (termination), and ORC 5311.16 (bylaws). Note that Ohio does not have a separate statute that lists quorum percentages or supermajority defaults; the Act refers most procedural questions to the declaration and bylaws, with ORC 1702.20 (general non-profit corporation law) supplying gap-filler defaults when both are silent.

ORC 5311.09(B) — Quorum at unit-owner meetings is as specified in the declaration or bylaws. When neither specifies, ORC 1702.20 supplies the non-profit corporation default of a majority (51%). Ohio declarations commonly specify 33% or 51%.

ORC 5311.05(A) — Declaration amendment requires at least 75% of the voting power of the unit owners (unless the declaration specifies a higher threshold, or unless a particular type of amendment requires a different threshold). This is a TOTAL-VOTING-POWER threshold (not 75% of those voting). The declaration may specify higher (80% or 90%); it cannot specify lower than 75% for general declaration amendments.

ORC 5311.05(B) — Certain declaration amendments require a higher threshold or UNANIMOUS consent: changes to allocated interests, unit boundaries, conversion of a unit into common elements, and similar property-affecting changes. These are the highest-threshold actions under the Act.

ORC 5311.081 — Termination of the condominium typically requires UNANIMOUS consent of the unit owners, with limited exceptions for casualty or takings under ORC 5311.14. The unanimous-consent default reflects Ohio policy treating termination as a property-rights matter rather than a majority-rule governance matter.

ORC 5311.09(C) — Board member election and removal procedures per the bylaws. Most Ohio condominium bylaws permit removal by a majority of those present and voting at a meeting with quorum.

ORC 5311.16 — Bylaws and bylaws amendment. The bylaws specify the amendment procedure and threshold; the calculator uses a 51% majority-of-quorum default when no declaration-specified threshold is supplied.

ORC 1702.20 — General non-profit corporation default of majority quorum. Applied as a gap-filler when the condominium declaration and bylaws are silent on quorum.

Ohio-specific gotchas (NO super-priority lien, judicial foreclosure only)

OHIO DOES NOT FORMALLY LICENSE CONDOMINIUM MANAGERS. Unlike Florida (Fla. Stat. 468.431 LCAM licensure), Nevada (NRS 116A CAM licensure), and Washington DC (DLCP CICM licensure), Ohio has NO state-level licensure requirement for condominium managers. Ohio condominium management is performed by unlicensed individuals or by management companies that hold real-estate brokers licenses under ORC 4735 for certain ancillary activities. Practical consequence: Ohio condominium boards bear primary responsibility for governance compliance and the calculator (with statute citations) is intended as a tool the board can use directly without a licensed CAM intermediary.

THE 75% DECLARATION-AMENDMENT THRESHOLD IS OF-TOTAL, NOT OF-VOTERS. This is the single most common voting-threshold error in Ohio condominium practice. The 75% under ORC 5311.05(A) applies to TOTAL voting power, not to votes cast. In a 60-unit association with 40 voters returning ballots (67% turnout), 30 yes votes (75% of voters) is only 50% of total — well short of the 45-vote threshold and the 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 the error.

TERMINATION REQUIRES UNANIMOUS CONSENT. Ohio is materially stricter than the UCIOA-style termination jurisdictions (Washington 80% under RCW 64.90.225, Connecticut 80%, Massachusetts 75%). ORC 5311.081 requires unanimous consent except for the limited casualty / takings exceptions under ORC 5311.14. Practical effect: voluntary termination of an Ohio condominium is extraordinarily rare and typically arises only in redevelopment proposals where a developer buys out every unit. The calculator treats termination as 100% by default but exposes the declaration-specified threshold input for the rare case where the declaration permits a lower threshold.

QUORUM DEFAULT IS A GAP-FILLER, NOT A STATUTORY FLOOR. The 51% default the calculator uses derives from ORC 1702.20 (general non-profit corporation law) applied as a gap-filler when ORC 5311.09(B) refers to the declaration and bylaws but neither specifies. Ohio practice varies widely: many declarations specify 33% (a low quorum to facilitate routine governance); others specify 51% (consistent with the gap-filler); a few specify higher (66% or 75%). Always check the actual declaration and bylaws before relying on the calculator default.

PROXIES ARE COMMON BUT MUST BE CURRENT. Ohio bylaws commonly permit proxies for unit-owner voting; the calculator counts proxies once for quorum and once for the tally. Ohio bylaws commonly specify a 11-month maximum proxy validity. Proxies older than the period are invalid even if all other elements are met. For OF-TOTAL threshold votes (declaration amendments at 75%), aggressive proxy campaigns are typically necessary to reach the threshold.

LISTED DECLARATION AMENDMENTS REQUIRE HIGHER OR UNANIMOUS CONSENT. ORC 5311.05(B) lists categories of declaration amendments that require a higher threshold or UNANIMOUS consent — changes to allocated interests, unit boundaries, conversion to common elements, and similar property-affecting changes. The calculator does NOT model these heightened-threshold categories separately; if your vote type falls into a 5311.05(B) category, the 75% threshold understates the requirement.

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 16 votes in a 60-unit, 51%-quorum meeting). A declaration amendment requires 45 of 60 votes. The threshold contrast is intentional — Ohio 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 Ohio QUORUM-AND-SUPERMAJORITY math. It does NOT:

• Model the heightened-threshold and unanimous-consent categories under ORC 5311.05(B) (unit-boundary changes, allocated-interest changes, conversion to common elements, etc.). If your vote type falls into one of these categories, the 75% threshold understates the requirement; consult counsel.
• Model the bylaws-amendment procedures under ORC 5311.16 in detail — the bylaws specify the threshold and the calculator uses a default majority-of-quorum if no declaration override is supplied.
• Model the casualty and takings exceptions to termination under ORC 5311.14 that permit termination without unanimous consent.
• Validate the form of proxies (signature, witness, expiration, delegation chain).
• Model the board meeting procedures under ORC 5311.09 (board meetings have separate quorum and notice requirements typically specified in the bylaws).
• Model the special-assessment ratification mechanics for assessments above a declaration-specified threshold.
• Validate compliance with the ORC 5311.09 notice requirements that gate the meeting.
• Account for the weighted-voting allocation under ORC 5311.04(F) when the declaration allocates votes by undivided percentage interest rather than one-vote-per-unit.

For any consequential vote, retain Ohio counsel with ORC Chapter 5311 experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-16 against:

• Ohio Revised Code Chapter 5311 (Ohio Condominium Property Act).
• ORC 5311.05(A) (declaration amendment 75% of total voting power default).
• ORC 5311.05(B) (heightened-threshold and unanimous-consent declaration amendments).
• ORC 5311.081 (termination of the condominium — typically unanimous).
• ORC 5311.09 (administration and meeting procedures; quorum per declaration or bylaws).
• ORC 5311.14 (casualty and takings exceptions to termination).
• ORC 5311.16 (bylaws and bylaws amendment).
• ORC 1702.20 (general non-profit corporation default of majority quorum, applied as a gap-filler).
• Ohio practitioner materials on condominium governance (Ohio State Bar Association Real Property Section).
• Comparative analysis against the UCIOA-style termination jurisdictions (Washington RCW 64.90.225 80%, Connecticut CGS Sec. 47-237 80%, Massachusetts MGL c.183A 75%) confirming Ohio is materially stricter on termination.