Reviewed against 68 Pa. C.S. Sec. 5309(a) (UPCA 20% default quorum at unit-owner meetings)

Pennsylvania UPCA / UCA Quorum & Supermajority Calculator — 20% Quorum, 67% Amendment, 80% Termination

Compute whether a Pennsylvania planned-community or condominium unit-owner vote has reached quorum and the votes-required-to-pass threshold under the Pennsylvania Uniform Planned Community Act (UPCA, 68 Pa. C.S. Sec. 5101 et seq.) or the Pennsylvania Uniform Condominium Act (UCA, 68 Pa. C.S. Sec. 3101 et seq.). Models 68 Pa. C.S. Sec. 5309 / Sec. 3309 (20% default quorum), Sec. 5219 / Sec. 3219 (declaration amendment 67% of total), Sec. 5220 / Sec. 3220 (termination 80% of total), and Sec. 5303 / Sec. 3303 (board removal majority of those present). Returns the effective quorum, votes required, quorum-met flag, and current outcome (passed, failed, pending, or no-quorum).

Calculator

Adjust the inputs below; the result updates instantly.

Regime

Which Pennsylvania statute applies?

UPCA (68 Pa. C.S. Sec. 5101 et seq.) governs non-condominium planned communities. UCA (68 Pa. C.S. Sec. 3101 et seq.) governs condominiums. The voting math is identical between the two but the citations differ. Check the recorded declaration.

Membership

Total units in the association

Attendance

Votes present in person

Votes represented by valid proxy

Votes by mail-in or electronic ballot

Vote

Vote type

The type of vote being conducted. Each type has a distinct threshold: regular (majority of quorum); declaration amendment (67% of total under Sec. 5219 / 3219); bylaws amendment (per bylaws); termination (80% of total under Sec. 5220 / 3220); board removal (majority of those present under Sec. 5303 / 3303).

Declaration overrides

Declaration-specified quorum (%)

Declaration-specified supermajority (%)

Tally

Yes votes cast (for the measure)

No votes cast (against the measure)

Verdict

MEASURE PASSED. Quorum met (18 of 16). 12 yes votes meet or exceed the 10-vote threshold (51.0% of quorum).

Outcome: PASSED — measure adopted
Quorum status: MET — 18 of 16 required
Effective quorum requirement: 20.0% = 16 votes
Total ballots counted toward quorum: 18
Threshold basis: 51.0% of majority of quorum
Total votes cast: 16
Governing quorum citation: 68 Pa. C.S. Sec. 5309 — 20% default quorum
Summary: Pennsylvania quorum and supermajority analysis under the Pennsylvania Uniform Planned Community Act (UPCA), 68 Pa. C.S. Sec. 5101 et seq. — 68 Pa. C.S. Sec. 5309 20% default quorum; 68 Pa. C.S. Sec. 5219 67% declaration-amendment threshold; 68 Pa. C.S. Sec. 5220 80% termination threshold; 68 Pa. C.S. Sec. 5303 board-removal majority of those present and voting. Total units: 80. In-person: 8; by proxy: 5; by mail/electronic: 5. Total counted toward quorum: 18. Effective quorum: 20.0% (68 Pa. C.S. Sec. 5309 default 20%) = 16 votes. Quorum met: YES. Vote type: regular member-meeting vote (majority of quorum). Threshold: 51.0% of quorum = 10 yes votes required to pass. Tally: 12 yes, 4 no (total 16 cast). Regime note: Pennsylvania does NOT formally license CAMs at the state level. UPCA and UCA voting frameworks are substantively identical with parallel section numbering; only citations differ. Check the recorded declaration to confirm whether the association is a planned community (UPCA) or a condominium (UCA). Outcome: PASSED. MEASURE PASSED. Quorum met (18 of 16). 12 yes votes meet or exceed the 10-vote threshold (51.0% of quorum).

Tools to go with this

Need a 68 Pa. C.S. Sec. 5219 / 3219 declaration-amendment ballot packet or a Sec. 5303 / 3303 board-removal petition template?

Fennec Press's Pennsylvania HOA governance bundle includes the Sec. 5219 / 3219 declaration-amendment ballot packet (with the 67% of total threshold compliance checklist), the Sec. 5220 / 3220 termination ballot packet (80% threshold), the Sec. 5303 / 3303 board-removal petition and meeting-notice template, and the proxy-validation checklist aligned to typical Pennsylvania bylaws.

Open Fennec Press Pennsylvania HOA bundle→

Fennec Press is our sister site. Outbound link is UTM-tagged and disclosed.

Published by

The Fennec Lab Editorial Team

Statute-cited · Unit-tested

Reviewed against: 68 Pa. C.S. Sec. 5309(a) (UPCA 20% default quorum at unit-owner meetings); 68 Pa. C.S. Sec. 5309(b) (UPCA majority quorum for executive-board meetings); 68 Pa. C.S. Sec. 5219 (UPCA declaration amendment 67% of total votes default; declaration may specify higher); 68 Pa. C.S. Sec. 5220 (UPCA termination 80% of total votes default; declaration may specify higher); 68 Pa. C.S. Sec. 5303 (UPCA executive board removal by majority of unit owners present and voting at a meeting with quorum); 68 Pa. C.S. Sec. 5302 (UPCA bylaws procedure); 68 Pa. C.S. Sec. 3309 (UCA 20% default quorum — parallel to UPCA); 68 Pa. C.S. Sec. 3219 (UCA declaration amendment 67%); 68 Pa. C.S. Sec. 3220 (UCA termination 80%); 68 Pa. C.S. Sec. 3303 (UCA board removal); 68 Pa. C.S. Sec. 3302 (UCA bylaws)

Last reviewed: 2026-05-16

How this calculator works

This is a quorum-and-threshold validator for Pennsylvania planned-community and condominium unit-owner votes under the Pennsylvania Uniform Planned Community Act (UPCA, 68 Pa. C.S. Sec. 5101 et seq.) and the Pennsylvania Uniform Condominium Act (UCA, 68 Pa. C.S. Sec. 3101 et seq.). Given the total units, in-person attendance, proxy count, mail / electronic ballot count, vote type, statute selection, and any declaration-specified overrides, it returns:

Whether quorum has been met (total ballots compared against the effective quorum requirement under Sec. 5309(a) / 3309(a) or the declaration-specified override).
The yes votes required to pass for the vote type — 67% of total for declaration amendments under Sec. 5219 / 3219, 80% of total for termination under Sec. 5220 / 3220, majority of those present for board removal under Sec. 5303 / 3303, and majority of quorum for regular votes and most bylaws amendments.
The current outcome (PASSED, FAILED, PENDING, or NO-QUORUM) based on the supplied vote tally.

The calculator selects between UPCA (Sec. 5309 family) and UCA (Sec. 3309 family) citations based on the user's regime selection. The voting math is IDENTICAL between the two statutes; only the citations differ. Always check the recorded declaration to confirm which statute governs.

Use the calculator before convening a 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 68 Pa. C.S. statute (UPCA / UCA — which one applies)

Pennsylvania common interest community voting is governed by two parallel UCIOA-derived statutes with identical substantive voting rules and parallel section numbering.

UPCA — 68 Pa. C.S. Sec. 5101 et seq. governs non-condominium PLANNED COMMUNITIES — most subdivision-style HOAs.

UCA — 68 Pa. C.S. Sec. 3101 et seq. governs CONDOMINIUMS.

The two acts use parallel section numbering: Sec. 5309 ↔ 3309 (quorum), Sec. 5219 ↔ 3219 (declaration amendment), Sec. 5220 ↔ 3220 (termination), Sec. 5303 ↔ 3303 (board removal), Sec. 5302 ↔ 3302 (bylaws). The substantive thresholds are identical.

Sec. 5309(a) / Sec. 3309(a) — 20% default quorum. Default quorum at unit-owner meetings is 20% of the votes in the association unless the declaration or bylaws specify otherwise. Matches the UCIOA model and Connecticut; lower than Washington (25%) and California (50%).

Sec. 5219 / Sec. 3219 — declaration amendment 67% of total. Declaration amendment requires at least 67% of the votes in the association. This is a TOTAL-VOTES threshold (not 67% of those voting). The declaration may specify higher (75% or unanimous for some categories); it cannot specify lower than 67% for general amendments.

Sec. 5220 / Sec. 3220 — termination 80% of total. Termination of the planned community or condominium requires 80% of the votes in the association. Declaration may specify higher.

Sec. 5303 / Sec. 3303 — board removal majority of present. A board member may be removed without cause by a majority of unit owners present and entitled to vote at a meeting with quorum.

Sec. 5302 / Sec. 3302 — bylaws amendment. Per bylaws specification; default majority of quorum if bylaws silent.

The two statutes are SUBSTANTIVELY IDENTICAL on voting. Pennsylvania practitioners can use one math template for both regimes by changing the citation prefix.

Pennsylvania-specific gotchas (judicial-only foreclosure, Act 91 mortgage assistance)

NO PENNSYLVANIA STATE CAM LICENSE. Unlike Florida (LCAM), Nevada (CAM), Connecticut (CAM), and Illinois (CAM), Pennsylvania does NOT formally license community-association managers at the state level. There is no Pennsylvania state CAM license, no state CAM continuing-education requirement, and no state CAM disciplinary apparatus. CAM credentialing is industry-led through CAI (CMCA, AMS, PCAM). This affects only the manager-credentialing side; the substantive UPCA / UCA voting and governance framework is unchanged. Practitioners migrating from a CAM-license state should not look for a Pennsylvania equivalent renewal calculator — there is none.

MAJORITY OF TOTAL vs MAJORITY OF QUORUM. The two thresholds produce different outcomes when turnout is low. Pennsylvania UPCA / UCA use OF-TOTAL for declaration amendments (Sec. 5219 / 3219 — 67%) and termination (Sec. 5220 / 3220 — 80%). Pennsylvania uses OF-QUORUM (or "of those present and voting") for board removal (Sec. 5303 / 3303) and most regular governance. The OF-TOTAL thresholds are intentionally hard to reach for property-affecting changes.

A DECLARATION AMENDMENT CAN FAIL EVEN WITH 100% OF VOTERS APPROVING. In an 80-unit Pennsylvania association with 50% turnout (40 voters), 40 yes votes (100% of voters) is only 50% of total — well short of the 54-vote (67%) 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.

THE 20% QUORUM DEFAULT IS LOW BUT NOT THE LOWEST. Pennsylvania's 20% default quorum matches Connecticut and the UCIOA model. Washington WUCIOA went slightly higher at 25%. California requires 50% by default. The low Pennsylvania floor makes regular meetings practical at typical 25-35% turnout, but the 67% / 80% OF-TOTAL thresholds for amendments and termination still require aggressive outreach.

UPCA AND UCA ARE PARALLEL ON VOTING — NOT IDENTICAL ON OTHER ISSUES. The two statutes have substantively identical voting rules with parallel section numbering. But other UPCA / UCA provisions (super-priority lien, foreclosure, resale certificate) diverge in citation only — the substantive rules are also parallel but cross-citations differ. When drafting governance templates, use the correct citation prefix.

LISTED DECLARATION AMENDMENTS MAY REQUIRE HIGHER OR UNANIMOUS CONSENT. The acts list categories of declaration amendments that require higher or unanimous consent — changes to allocated interests, unit boundaries, conversion to common elements, addition of units. The calculator does NOT model these heightened-threshold categories separately; if your vote type falls into one of these categories, the 67% threshold understates the requirement.

PROXIES ARE PERMITTED BUT BYLAWS-GATED. UPCA / UCA permit proxies unless prohibited by the declaration or bylaws. Pennsylvania bylaws commonly specify a 11-month maximum proxy validity. For OF-TOTAL threshold votes, aggressive proxy campaigns are typically necessary.

NO BUDGET-REJECTION INVERSE-VOTE MECHANISM. Unlike Washington WUCIOA (Sec. 64.90.525) and Connecticut CIOA (Sec. 47-261b), Pennsylvania UPCA / UCA do NOT use an inverse-vote budget-rejection mechanism. The board adopts the budget and unit owners challenge through standard governance (board removal, special meetings, declaration amendments) rather than a statutory rejection vote. The calculator therefore omits a budget-rejection vote type.

What this calculator does NOT model

The calculator implements the UPCA / UCA QUORUM-AND-SUPERMAJORITY math. It does NOT:

Model the heightened-threshold and unanimous-consent categories under the Sec. 5219 / 3219 and Sec. 5220 / 3220 carve-outs (unit-boundary changes, allocated-interest changes, conversion to common elements). If your vote type falls into one of these categories, the 67% / 80% threshold understates the requirement.
Model the bylaws-amendment procedures under Sec. 5302 / 3302 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 executive-board meeting procedures under Sec. 5310 / 3310 (board meetings have separate quorum and notice requirements).
Validate compliance with the Sec. 5308 / 3308 notice requirements that gate the meeting.
Cover Pennsylvania nonprofit-corporation-law voting requirements for associations incorporated under 15 Pa. C.S. (the corporate-law requirements run parallel to UPCA / UCA and may add procedural overlay).
Cover any state CAM licensing — Pennsylvania has none.

For any consequential vote, retain Pennsylvania counsel with UPCA / UCA experience.

Sources

Last reviewed: 2026-05-16 against:

68 Pa. C.S. Sec. 5309 (UPCA default quorum 20%).
68 Pa. C.S. Sec. 5219 (UPCA declaration amendment 67% of total).
68 Pa. C.S. Sec. 5220 (UPCA termination 80% of total).
68 Pa. C.S. Sec. 5303 (UPCA board removal majority of present).
68 Pa. C.S. Sec. 5302 (UPCA bylaws).
68 Pa. C.S. Sec. 5308 (UPCA meeting notice).
68 Pa. C.S. Sec. 5310 (UPCA board meeting).
68 Pa. C.S. Sec. 3309 (UCA default quorum 20%).
68 Pa. C.S. Sec. 3219 (UCA declaration amendment 67% of total).
68 Pa. C.S. Sec. 3220 (UCA termination 80% of total).
68 Pa. C.S. Sec. 3303 (UCA board removal).
68 Pa. C.S. Sec. 3302 (UCA bylaws).
15 Pa. C.S. (Pennsylvania nonprofit-corporation law — parallel procedural overlay for incorporated associations).
CAI Pennsylvania Legislative Action Committee practitioner materials.

68 Pa. C.S. Sec. 5309(a) (UPCA, planned communities) and Sec. 3309(a) (UCA, condominiums) both set the default quorum at 20% of the votes in the association unless the declaration or bylaws specify otherwise. The 20% default matches the UCIOA model act and Connecticut; it is lower than Washington WUCIOA (25%) and materially lower than California (50% under Cal. Civ. Code Sec. 4070). Pennsylvania declarations commonly specify 20% (the statutory default), 25%, or 33%; older condominium-act declarations sometimes specify 50%.

68 Pa. C.S. Sec. 5219 (UPCA) and Sec. 3219 (UCA) both require declaration amendments to be approved by at least 67% of the votes in the association. This is a TOTAL-VOTES threshold — 67% of all votes, not 67% of those voting. An 80-unit association needs 54 yes votes to pass a declaration amendment, regardless of how many vote. The declaration may specify a HIGHER threshold (commonly 75%); it cannot specify lower than 67% for general declaration amendments. Certain amendments affecting allocated interests, unit boundaries, conversion to common elements, or addition of units may require higher or unanimous consent under the act-specific carve-outs. Engage unit owners early through informational meetings before the formal ballot.

68 Pa. C.S. Sec. 5220 (UPCA) and Sec. 3220 (UCA) both set the termination threshold at 80% of the votes in the association. The declaration may specify higher (some require 90% or unanimous). Termination is the most consequential vote in a Pennsylvania association — it dissolves the planned community or condominium and returns the property to the unit owners as tenants in common (or as the declaration specifies). The 80% threshold reflects the magnitude of the action. Termination votes are rare in Pennsylvania and typically arise in connection with redevelopment proposals where a developer offers to buy out all owners.

68 Pa. C.S. Sec. 5303 (UPCA) and Sec. 3303 (UCA) both permit unit owners to remove a board member without cause by a vote of a MAJORITY OF THE UNIT OWNERS PRESENT AND ENTITLED TO VOTE at a meeting where a quorum is present. This is materially easier than the 67% threshold for declaration amendments — board removal is governance, not property rights, and the legislature treated it accordingly. Procedural mechanics: a meeting must be called (typically by petition of a specified number of owners under the bylaws), notice must be given, the meeting must achieve quorum (20% default), and a majority of those present and voting must approve removal. The removed board member's seat is filled per the bylaws (typically by the remaining board or by special election).

OF TOTAL means the threshold percentage applies to ALL votes in the association regardless of attendance. Sec. 5219 / 3219 declaration amendments and Sec. 5220 / 3220 termination both use this denominator. OF QUORUM means the threshold percentage applies to the votes actually present (or counted). Sec. 5303 / 3303 board removal and most regular governance votes use this denominator. The two thresholds produce different outcomes when turnout is low. In an 80-unit association with 25% turnout (20 voters): an OF-TOTAL declaration amendment needs 54 yes votes (almost impossible without high turnout); an OF-QUORUM board-removal vote needs 11 yes votes (a clear majority of the 20 voters). Confusing the two is the most common voting-threshold error in Pennsylvania UPCA / UCA practice.

Both UPCA and UCA permit proxies for unit-owner voting unless the declaration or bylaws prohibit them. A valid proxy: (a) is in writing; (b) is signed by the unit owner; (c) names a specific proxy holder; (d) is delivered to the secretary before the meeting starts (or by the ballot deadline for mail-in/electronic ballots); (e) has not been revoked. Each proxy counts ONCE for quorum and ONCE for the tally. Many Pennsylvania bylaws specify a maximum proxy validity period (commonly 11 months). Directed proxies (marked for a specific issue) vote only on that issue; general proxies vote on all items in the proxy holder's discretion. For declaration amendments and termination votes (OF-TOTAL thresholds), aggressive proxy campaigns are typically necessary.

UPCA (68 Pa. C.S. Sec. 5101 et seq.) governs non-condominium PLANNED COMMUNITIES — most subdivision-style HOAs, townhome communities that are not condominium-form, and any planned development declared as a planned community in the recorded declaration. UCA (68 Pa. C.S. Sec. 3101 et seq.) governs CONDOMINIUMS — projects with the condominium-form ownership structure (units plus undivided interest in common elements). Check the recorded declaration to confirm. The two acts use parallel section numbering on voting (Sec. 5309 / 3309, Sec. 5219 / 3219, etc.) and substantively identical thresholds. Practical effect: a Pennsylvania practitioner can typically use the same voting math template for both regimes by adjusting the citation prefix.

No. Unlike Florida (LCAM), Nevada (CAM), and other jurisdictions, Pennsylvania does NOT formally license community-association managers at the state level. There is no Pennsylvania state CAM license, no state CAM continuing-education requirement, and no state CAM disciplinary apparatus. CAM credentialing in Pennsylvania is industry-led, primarily through Community Associations Institute (CAI) credentials (CMCA, AMS, PCAM). This affects only the manager-credentialing side; it does not change the substantive UPCA / UCA voting and governance framework.

No — and doing so is a recurring source of error in Pennsylvania. The 67% of TOTAL threshold under Sec. 5219 / 3219 is harder to reach than most boards anticipate. In an 80-unit association with 50 voters returning ballots (62% turnout), 35 yes votes (70% of voters) is only 44% of total — well short of the 54-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. For consequential declaration amendments, retain counsel to oversee the ballot count and the threshold calculation.

If quorum is not met at the noticed meeting, the meeting cannot take official action. Two options: (a) ADJOURN AND RECONVENE — the meeting may be adjourned and reconvened at a later date with proper notice; some Pennsylvania bylaws specify reduced-quorum procedures for the reconvened meeting (commonly 10% or 15% for the second attempt). (b) RESCHEDULE THE FULL MEETING — re-notice the meeting and try again with more outreach. The calculator flags NO-QUORUM outcomes so the secretary knows the measure cannot be reported as passed even if a majority of those present voted yes.

Resources

Links marked sponsoredmay earn The Fennec Lab a commission. They do not affect the calculator's output. See disclosures.

Pennsylvania General Assembly — 68 Pa. C.S. Sec. 5309 (UPCA quorum) — 68 Pa. C.S. Sec. 5309 — UPCA 20% default quorum
Pennsylvania General Assembly — 68 Pa. C.S. Sec. 5219 (UPCA declaration amendment) — 68 Pa. C.S. Sec. 5219 — UPCA declaration amendment 67% of total default
Pennsylvania General Assembly — 68 Pa. C.S. Sec. 5220 (UPCA termination) — 68 Pa. C.S. Sec. 5220 — UPCA termination 80% of total default
Pennsylvania General Assembly — 68 Pa. C.S. Sec. 3309 (UCA quorum) — 68 Pa. C.S. Sec. 3309 — UCA 20% default quorum
Pennsylvania General Assembly — 68 Pa. C.S. Sec. 3219 (UCA declaration amendment) — 68 Pa. C.S. Sec. 3219 — UCA declaration amendment 67% of total default
CAI Pennsylvania Legislative Action Committee — Community Associations Institute Pennsylvania Legislative Action Committee — practitioner reference for UPCA / UCA voting procedure