Oregon HOA Quorum & Supermajority Calculator — 20% Quorum, 75% Amendment, 80% Termination (ORS 94.640 / 94.590 / 100.405)

How this calculator works

This calculator is a quorum-and-threshold validator for Oregon HOA and condominium owner votes under the Oregon Planned Community Act (ORS Chapter 94) or the Oregon Condominium Act (ORS Chapter 100). Given the total members, in-person attendance, proxy count, mail or electronic ballot 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 ORS 94.640(8) or ORS 100.405(4) or the declaration-specified override).
2. The yes votes required to pass for the vote type — 75% of total for declaration amendments under ORS 94.590 or ORS 100.405(4)(a), 80% of total for termination under ORS 94.595, majority of those present for board removal under ORS 94.625, 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 an 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 calculator's threshold-base output makes the OF-TOTAL vs OF-QUORUM distinction explicit because confusing the two is the most common voting error in Oregon HOA practice.

The relevant ORS Chapter 94 / 100 statute

Oregon owner voting is governed by two parallel statutory schemes with substantively identical thresholds.

ORS Chapter 94 — Oregon Planned Community Act (PCA). Covers planned communities (non-condominium HOAs).

• ORS 94.640(8) — Default quorum at owner meetings is 20% of the owners unless the declaration or bylaws specify otherwise. The 20% PCA default matches Connecticut's CIOA quorum and is lower than Washington's WUCIOA 25% default.
• ORS 94.590 — Declaration amendment requires at least 75% of the owners (or such other percentage as the declaration specifies, but not less than 75%). This is a TOTAL-OWNERS threshold, not 75% of those voting. Certain amendments require unanimous consent (changes to allocated interests, unit boundaries, and similar property-affecting changes).
• ORS 94.595 — Termination of the planned community requires 80% of the owners or such higher percentage as the declaration specifies.
• ORS 94.625 — Board member election and removal. A board member may be removed without cause by a vote of a MAJORITY OF THE OWNERS PRESENT AND ENTITLED TO VOTE at a meeting where a quorum is present.
• ORS 94.630 — Bylaws amendment per bylaws specification; default majority of quorum if bylaws are silent.

ORS Chapter 100 — Oregon Condominium Act. Covers condominiums.

• ORS 100.405(4) — Default quorum at condominium association meetings is 20% of votes unless the declaration or bylaws specify otherwise.
• ORS 100.405(4)(a) — Condominium declaration amendment requires at least 75% of the votes unless the declaration specifies higher.
• ORS 100.405 — Board removal and bylaws amendment provisions parallel to the PCA framework.

The two regimes share the same substantive thresholds. The differences are citations and some procedural mechanics — for example, the Condo Act has more prescriptive insurance and reserve-study requirements that interact with the budget-ratification process. Practitioners must cite the correct chapter for the project type.

Oregon-specific gotchas (nonjudicial trust-deed foreclosure permitted, no CAM licensure)

THE 75% DECLARATION-AMENDMENT THRESHOLD IS HIGHER THAN WUCIOA AND OTHER UPCA STATES. Oregon's ORS 94.590 sets the declaration-amendment floor at 75%, materially higher than WUCIOA's 67% under RCW 64.90.265 and higher than many other UPCA-adopting states. Practitioners moving from Washington or Connecticut routinely miscalculate Oregon thresholds by applying the 67% number. A 100-owner Oregon association needs 75 yes votes to pass a declaration amendment; the same association in Washington would need 67.

MAJORITY OF TOTAL VS MAJORITY OF QUORUM. The two thresholds produce different outcomes when turnout is low. Oregon uses OF-TOTAL for declaration amendments (ORS 94.590 / ORS 100.405(4)(a) — 75%) and termination (ORS 94.595 — 80%). Oregon uses OF-QUORUM (or "of those present and voting") for board removal (ORS 94.625) 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 Oregon turnout levels (often 25-40%).

A DECLARATION AMENDMENT CAN FAIL EVEN WITH 80% OF VOTERS APPROVING. In a 100-owner association with 60% turnout (60 voters), 48 yes votes (80% of voters) is only 48% of total — well short of the 75-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 this error.

OREGON DOES NOT LICENSE COMMUNITY ASSOCIATION MANAGERS AT THE STATE LEVEL. There is no CAM credential comparable to Florida's LCAM. Property managers handling trust funds may need an Oregon Real Estate Agency property-manager license under ORS Chapter 696, but no specific community-association management credential exists. The Community Associations Institute (CAI) offers voluntary designations (PCAM, AMS, CMCA), but these are private certifications. Meeting minutes and ballot certifications signed by Oregon managers do not carry the regulatory authority that signed Florida LCAM documents carry — boards should consider having owner-meeting documentation reviewed by counsel for consequential votes.

PCA AND CONDO ACT THRESHOLDS ARE IDENTICAL BUT CITATIONS DIFFER. Both regimes use the same 20% quorum / 75% declaration amendment / 80% termination / majority-of-quorum board removal pattern. The citations differ — planned communities cite ORS 94.640 / 94.590 / 94.595 / 94.625; condominiums cite ORS 100.405. Practitioners drafting ballot packets must cite the correct chapter for the project type.

OREGON PERMITS NONJUDICIAL TRUST-DEED HOA FORECLOSURE. Although outside the voting framework, this is the most distinctive feature of Oregon HOA practice and affects how voting documents (collection policies, special-assessment authorizations) interact with enforcement. See the companion Oregon HOA foreclosure-timeline calculator for the trust-deed mechanics under ORS 86.705-86.815.

PROXIES ARE COMMON BUT MUST BE CURRENT. Both regimes permit proxies for owner voting unless prohibited. Oregon bylaws commonly specify an 11-month maximum proxy validity. Proxies older than the period are invalid even if all other elements are met. For OF-TOTAL threshold votes, aggressive proxy campaigns are typically necessary to reach the threshold.

What this calculator does NOT model

The calculator implements the Oregon HOA QUORUM-AND-SUPERMAJORITY math. It does NOT:

• Model the unanimous-consent categories under ORS 94.590 and ORS 100.405(4)(a) (unit-boundary changes, allocated-interest changes, conversion to common elements, and similar). If your vote type falls into one of these categories, the 75% threshold understates the requirement; consult counsel.
• Model the bylaws-amendment procedures under ORS 94.630 in detail — the bylaws specify the threshold and the calculator uses a default majority-of-quorum if no declaration override is supplied.
• Validate the form of proxies (signature, witness, expiration, delegation chain).
• Model the board-meeting procedures (board meetings have separate quorum and notice requirements not covered here).
• Model the special-assessment authorization procedures — special assessments above a declaration-specified threshold typically require owner approval, and the threshold varies by declaration.
• Validate compliance with the notice requirements that gate the owner meeting (typically 10-50 days under the bylaws).
• Cover the cumulative-voting provisions some Oregon declarations use for board elections.

For any consequential vote, retain Oregon counsel with HOA governance experience to oversee the procedural-compliance review.

Sources

Last reviewed: 2026-05-16 against:

• ORS Chapter 94 (Oregon Planned Community Act).
• ORS 94.640 — PCA member meetings; 20% default quorum.
• ORS 94.590 — PCA declaration amendment 75% of owners default.
• ORS 94.595 — PCA termination of planned community 80% of owners.
• ORS 94.625 — PCA board election and removal.
• ORS 94.630 — PCA bylaws amendment.
• ORS Chapter 100 (Oregon Condominium Act).
• ORS 100.405 — Condo Act meetings, quorum, and declaration amendment parallel framework.
• ORS Chapter 696 — Oregon Real Estate Agency property-manager licensure (note: Oregon does not license community association managers).
• Oregon State Bar Real Estate and Land Use Section practitioner materials on HOA governance.
• Community Associations Institute (CAI) Oregon Chapter practitioner materials.