Tennessee Condo Quorum & Supermajority Calculator — § 66-27-411 + § 66-27-413 (75% Amendment, 80% Termination)

How this calculator works

This is a quorum-and-threshold validator for Tennessee condominium unit-owner votes under the Tennessee Condominium 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 Tenn. Code Ann. § 66-27-411 declaration specification, or the 51% non-profit gap-filler default under Tenn. Code Ann. § 48-57-205 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 § 66-27-413, 80% of total for termination under § 66-27-419, per bylaws for bylaws amendments, 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 Tenn. Code Ann. § 66-27 statute

The Tennessee Condominium Act lives at Tenn. Code Ann. Title 66 Chapter 27 Part 2. Voting and quorum provisions are concentrated in § 66-27-411 (meetings, quorum, voting procedures), § 66-27-413 (declaration amendment), and § 66-27-419 (termination). Tennessee does not impose a separate statute that lists quorum percentages or supermajority defaults beyond these sections; the Act refers most procedural questions to the declaration and bylaws, with Tenn. Code Ann. § 48-57-205 (Tennessee Nonprofit Corporation Act) supplying gap-filler defaults when both are silent.

§ 66-27-411 — Meetings, quorum, voting procedures. Quorum at unit-owner meetings is as specified in the declaration or bylaws. When neither specifies, § 48-57-205 supplies the non-profit corporation default of a majority (51%). Tennessee declarations commonly specify 33% or 51%. Board election and removal procedures per the bylaws; most Tennessee bylaws permit removal by a majority of those present.

§ 66-27-413 — Declaration amendment requires at least 75% of the voting power of the unit owners unless the declaration specifies a higher 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. Certain amendments require a higher threshold or UNANIMOUS consent: changes to allocated interests, unit boundaries, conversion of a unit, and similar property-affecting changes.

§ 66-27-419 — Termination of the condominium typically requires 80% of the voting power of the unit owners, or such higher percentage as the declaration specifies. The 80% threshold reflects the UCIOA-aligned position. This is materially less strict than Ohio (ORC 5311.081 typically unanimous) but stricter than the bare-majority approach in some older horizontal-property regimes.

§ 48-57-205 — Tennessee Nonprofit Corporation Act default of a majority quorum. Applied as a gap-filler when § 66-27-411 refers to the declaration and bylaws but the declaration is silent on quorum.

Tennessee-specific gotchas (NO super-priority, deed-of-trust nonjudicial foreclosure, no CAM licensure)

TENNESSEE DOES NOT FORMALLY LICENSE CAMs. Unlike Florida (Fla. Stat. § 468.431 LCAM), Nevada (NRS 116A CAM), and DC (CICM), Tennessee has NO state-level licensure requirement for condominium managers. Tennessee condominium management is performed by unlicensed individuals or by management companies that hold general business and real-estate-broker licenses. Practical consequence: Tennessee condominium boards bear primary responsibility for governance compliance and the calculator (with statute citations) is intended as a tool the board secretary 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 Tennessee condominium practice. The 75% under § 66-27-413 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 80%, NOT UNANIMOUS CONSENT. Tennessee aligns with the UCIOA termination position at § 66-27-419 — 80% of total voting power. This is less strict than Ohio (ORC 5311.081 typically unanimous) which treats termination as a property-rights matter requiring full owner consent. The 80% threshold is reachable through aggressive proxy campaigns when the underlying economics favor termination, but still represents a meaningful supermajority that requires broad ownership buy-in. The calculator treats termination at 80% by default and accepts a declaration-specified higher threshold as an override.

QUORUM DEFAULT IS A GAP-FILLER, NOT A STATUTORY FLOOR. The 51% default the calculator uses derives from § 48-57-205 (Tennessee Nonprofit Corporation Act) applied as a gap-filler when § 66-27-411 refers to the declaration and bylaws but neither specifies. Tennessee 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.

FORECLOSURE-RELATED VOTES MAY HAVE DISTINCT THRESHOLDS. Tennessee's preferred nonjudicial trust-deed foreclosure path under § 35-5-101 et seq. requires the master deed to grant a power of sale. Adopting power-of-sale language is a DECLARATION AMENDMENT and triggers the 75% threshold. Boards considering an amendment to add power-of-sale language must plan for the 75% threshold and time the campaign accordingly. The calculator treats this as a standard declaration-amendment vote.

PROXIES ARE COMMON BUT MUST BE CURRENT. Tennessee bylaws commonly permit proxies for unit-owner voting; the calculator counts proxies once for quorum and once for the tally. Tennessee 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%, termination at 80%), aggressive proxy campaigns are typically necessary to reach the threshold.

HORIZONTAL PROPERTY ACT v. CONDOMINIUM ACT. Tennessee has two parallel condominium regimes. The Horizontal Property Act at Title 66 Chapter 27 Part 1 governs pre-1990 condominium stock; the Condominium Act at Part 2 governs most condominiums created after its enactment. The Horizontal Property Act has a parallel voting framework but the specific thresholds may differ. For Horizontal Property Act condominiums, confirm the operative thresholds in the original master deed and verify with Tennessee counsel before relying on Part 2 mechanics.

What this calculator does NOT model

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

• Model the heightened-threshold and unanimous-consent categories under § 66-27-413 for property-affecting amendments (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 § 66-27-411 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 that permit termination without the standard threshold.
• Validate the form of proxies (signature, witness, expiration, delegation chain).
• Model the board meeting procedures under § 66-27-411 (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 § 66-27-411 notice requirements that gate the meeting.
• Apply the Horizontal Property Act Part 1 voting framework where it differs from the Condominium Act Part 2.

For any consequential vote, retain Tennessee counsel with Title 66 Chapter 27 experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

• Tennessee Code Annotated Title 66 Chapter 27 Part 2 (Tennessee Condominium Act).
• Tenn. Code Ann. § 66-27-411 (meetings, quorum, voting procedures).
• Tenn. Code Ann. § 66-27-413 (declaration amendment 75% of total voting power default).
• Tenn. Code Ann. § 66-27-419 (termination of the condominium 80% of total voting power default).
• Tenn. Code Ann. § 48-57-205 (Tennessee Nonprofit Corporation Act general non-profit corporation default of majority quorum, applied as a gap-filler).
• Tennessee Horizontal Property Act at Title 66 Chapter 27 Part 1.
• Tennessee Bar Association Real Property Section practitioner materials on condominium governance.
• Comparative analysis against Ohio (ORC 5311.05(A) 75% declaration amendment; ORC 5311.081 typically unanimous termination), Massachusetts (MGL c.183A 75%), Washington (RCW 64.90.225 80% termination), and Connecticut (CGS § 47-237 80%) confirming Tennessee aligns with the UCIOA 80% termination position.