Reviewed against Utah Code § 57-8-23 (condominium quorum and voting

Utah HOA Quorum & Supermajority Calculator — § 57-8-23 / § 57-8a-218 Voting

Compute whether a Utah HOA member vote has reached quorum and the votes-required-to-pass threshold under Utah Code § 57-8-23 (condominium quorum, per bylaws default), § 57-8a-218 (HOA voting framework under the Community Association Act), § 57-8-39 (condominium declaration amendment), and Utah Code § 16-6a (Utah Revised Nonprofit Corporation Act residual rules). Returns the effective quorum, votes required to pass, and current ballot status (passed, failed, pending, or no-quorum).

Calculator

Adjust the inputs below; the result updates instantly.

Membership

Total units / votes in the association

Attendance

Votes cast in person at the meeting

Votes by valid proxy

Votes by returned mail-in ballot

Vote

Vote type

The type of vote being conducted. Each type has a distinct threshold under Utah Code or the governing documents: regular (majority of quorum); declaration amendment (per declaration, typically 67% of total under § 57-8-39); bylaws amendment (per bylaws specification; default majority of quorum); special assessment over the declaration threshold; director removal (per bylaws; residual majority of voting members under § 16-6a).

Overrides

Bylaws-specified quorum (%)

Declaration-specified supermajority (%)

Tally

Yes votes cast (for the measure)

No votes cast (against the measure)

Verdict

MEASURE PASSED. Quorum met (45 of 20). 30 yes votes meet or exceed the 23-vote threshold (51.0% of quorum).

Outcome: PASSED — measure adopted
Quorum status: MET — 45 of 20 required
Effective quorum requirement: 20.0% = 20 votes
Total ballots counted toward quorum: 45
Threshold basis: 51.0% of majority of quorum
Total votes cast: 45
Summary: Utah HOA quorum and supermajority analysis under Utah Code § 57-8-23 (condominium quorum, per bylaws default), § 57-8a-218 (HOA voting framework under the Community Association Act), § 57-8-39 (condominium declaration amendment), and Utah Code § 16-6a (Utah Revised Nonprofit Corporation Act residual rules — § 16-6a-707 quorum default; § 16-6a-708 voting). Total units: 100. In-person: 15; by proxy: 10; by mail: 20. Total counted toward quorum: 45. Effective quorum: 20.0% (default 20%) = 20 votes. Quorum met: YES. Vote type: regular member-meeting vote (majority of quorum). Threshold: 51.0% of quorum = 23 yes votes required to pass. Tally: 30 yes, 15 no (total 45 cast). Outcome: PASSED. MEASURE PASSED. Quorum met (45 of 20). 30 yes votes meet or exceed the 23-vote threshold (51.0% of quorum).

Tools to go with this

Need a Utah Code § 57-8-39 declaration-amendment ballot packet or a director-removal vote checklist?

Fennec Press's Utah HOA governance bundle includes the Utah Code § 57-8-39 declaration-amendment ballot packet (typical 67% of total membership compliance checklist), the director-removal ballot packet under Utah Code § 16-6a, the quorum-determination worksheet under § 57-8-23 / § 57-8a-218, the bylaws-amendment ballot template, the special-assessment authorization checklist, and the inspector-of-elections appointment and proxy-validation checklist under § 16-6a-715.

Open Fennec Press Utah HOA bundle→

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How this calculator works

This calculator is a quorum-and-threshold validator for Utah HOA member votes. Given the total units, in-person attendance, proxy count, mail-in ballot count, vote type, and any bylaws- or declaration-specified overrides, it returns:

Whether quorum has been met (total ballots compared against the effective quorum requirement under Utah Code § 57-8-23 / § 57-8a-218 or the bylaws-specified override).
The yes votes required to pass for the vote type (per the declaration for declaration amendments under Utah Code § 57-8-39, typically 67% of total membership; per the bylaws for director removal under Utah Code § 16-6a-808; majority of quorum for ordinary business under Utah Code § 16-6a-708; per declaration for special assessments).
The current ballot status (PASSED, FAILED, PENDING, or NO-QUORUM) based on the supplied vote tally.

Use the calculator before convening a member meeting to confirm the procedural framework, during ballot counting to validate the threshold, and after the meeting to memorialize the outcome in the secretary's minutes.

The relevant Utah Code § 57-8 / 57-8a statute

Utah common-interest community voting is governed by two parallel HOA-specific statutes plus the Utah Revised Nonprofit Corporation Act as a residual gap-filler.

Utah Code § 57-8-23 — condominium quorum and voting. Quorum is set by the bylaws; where the bylaws are silent, the residual rule under the Utah Revised Nonprofit Corporation Act (§ 16-6a-707) applies. Many Utah condominium bylaws specify 20-50%.

Utah Code § 57-8-39 — condominium declaration amendment. Approved by the percentage specified in the declaration itself, subject to certain statutory minimums for specified amendments (changing allocated interests, unit boundaries, removal of units typically require higher supermajorities). Most Utah condominium declarations specify 67% of total membership for declaration amendments.

Utah Code § 57-8a-218 — HOA voting framework under the Community Association Act. Members vote according to the declaration and bylaws; defaults track the nonprofit-corporation act where silent.

Utah Code § 16-6a — Utah Revised Nonprofit Corporation Act. Residual rules for member meetings, quorum, voting, proxies, and director actions where the HOA-specific statutes are silent.

Utah Code § 16-6a-707 — nonprofit-corporation quorum default. Establishes a residual quorum tied to the percentage specified in the articles or bylaws.

Utah Code § 16-6a-708 — nonprofit-corporation voting. Action by members generally requires the affirmative vote of a majority of votes cast within a quorum.

Utah Code § 16-6a-715 — proxy voting. Proxies permitted unless prohibited by the bylaws; 11-month default validity period.

Utah Code § 16-6a-808 — director removal. Members may remove a director at a meeting called for that purpose, by the percentage specified in the bylaws or by residual majority of voting members where silent.

Utah-specific gotchas

THRESHOLDS ARE DECLARATION-DRIVEN. Unlike Colorado (which imposes a statutory 20% quorum and 67% declaration-amendment floor that cannot be reduced), Utah defers to the bylaws and declaration for most thresholds. The Utah Revised Nonprofit Corporation Act provides residual rules, not statutory floors. Read the governing documents carefully.

TOTAL-MEMBERSHIP vs MAJORITY-OF-QUORUM DISTINCTION. Declaration amendments and director removal typically use TOTAL membership as the denominator; ordinary business and most special assessments use MAJORITY OF QUORUM. Confusing the two is the classic Utah HOA voting error.

A DECLARATION AMENDMENT CAN FAIL WITH 75% VOTER APPROVAL. Most Utah declarations specify 67% of TOTAL membership. In a 100-unit association with 80 voters (80% turnout), 60 yes votes is 75% of voters but only 60% of total — the amendment fails. Plan declaration-amendment campaigns to target the total-membership denominator.

HOA REGISTRATION IS ANNUAL. Utah Code § 57-8a-105 requires HOAs to register annually with the Utah Division of Real Estate. The registration captures basic governance data including governing-document amendments. Out-of-cycle registration can flag procedural defects with member votes.

PROXIES PERMITTED UNDER § 16-6a-715. Default 11-month validity. Bylaws may restrict (require notarization, limit to other members, shorten validity); the calculator does not validate proxy form.

NO STATE-LEVEL CAM LICENSING. Utah does NOT separately license community-association managers — unlike Florida (LCAM), Nevada (CAM), or California (CCAM). The HOA registers; the manager does not. Sophisticated Utah associations seek CMCA or AMS credentials as a quality proxy.

WEIGHTED VOTING NOT MODELED. The calculator assumes one-vote-per-unit. Utah declarations may allocate votes by undivided interest, square footage, unit type, or phase. For weighted voting, use the unit count as the simplified input and adjust the threshold based on the declaration.

What this calculator does NOT model

The calculator implements the QUORUM-AND-SUPERMAJORITY math for the standard vote types. It does NOT:

Model weighted voting (votes allocated by undivided interest, square footage, or unit type).
Validate the form of proxies (signature, witness, delegation chain).
Model cumulative voting for director elections (where applicable).
Model unanimous-consent requirements for special declaration amendments (changes to allocated interests, unit boundaries, removal of units).
Validate compliance with the Utah Code § 16-6a-704 notice requirements that gate the meeting.
Model the declarant control period during which the declarant retains additional voting power.
Model post-meeting challenge procedures for contested elections under Utah Code § 16-6a-723.
Validate the inspector-of-elections appointment under § 16-6a-720.
Account for the Utah Division of Real Estate annual registration requirement.

For any consequential vote (declaration amendment, director removal, special assessment over threshold, merger), retain Utah counsel with HOA governance experience to oversee the inspector-of-elections function and the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

Utah Code § 57-8-23 (condominium quorum and voting; per bylaws default; residual nonprofit-corporation rule).
Utah Code § 57-8-39 (condominium declaration amendment; per declaration with statutory minimums).
Utah Code § 57-8a-218 (HOA voting framework under the Community Association Act).
Utah Code § 16-6a (Utah Revised Nonprofit Corporation Act — residual rules).
Utah Code § 16-6a-704 (member-meeting notice).
Utah Code § 16-6a-707 (nonprofit-corporation quorum default).
Utah Code § 16-6a-708 (nonprofit-corporation voting).
Utah Code § 16-6a-715 (proxy voting under the Utah Revised Nonprofit Corporation Act).
Utah Code § 16-6a-720 (inspector of elections).
Utah Code § 16-6a-723 (member-action challenges).
Utah Code § 16-6a-808 (director removal).
Utah Code § 57-8a-105 (HOA annual registration with the Utah Division of Real Estate).
Community Associations Institute Utah Chapter practitioner publications on Utah HOA voting procedure.

Utah does not impose a single hard quorum floor across all common-interest communities. Utah Code § 57-8-23 directs that condominium quorum be set by the bylaws; § 57-8a-218 directs that HOA voting follow the declaration and bylaws. Where the bylaws are silent, the residual rule under the Utah Revised Nonprofit Corporation Act (Utah Code § 16-6a-707) applies. The calculator uses a 20% working default consistent with lower-end Utah practice. Most Utah declarations specify a working quorum of 20-50%; the calculator accepts an override via the bylaws-specified quorum input. Verify the bylaws before any consequential vote.

Per the declaration itself. Utah Code § 57-8-39 (condominium) and § 57-8a-218 (HOA) require declaration amendments be approved by the percentage specified in the declaration. Most Utah declarations specify 67% of total membership; some specify 75% or higher. Certain specified amendments (changing allocated interests, unit boundaries, removal of units from the project) typically require higher supermajorities or unanimous consent of affected unit owners. The 67% practitioner-standard threshold is the calculator default; override via the declaration-specified supermajority input to match the actual declaration. The threshold is on TOTAL membership, not on votes cast — a vote with strong voter support can still fail the total-membership math.

Colorado (CCIOA, CRS 38-33.3) imposes a STATUTORY 20% quorum floor under CRS 38-33.3-309 and a STATUTORY 67% floor for declaration amendments under CRS 38-33.3-217 that cannot be reduced by the declaration. Utah is more declaration-driven: § 57-8-23 and § 57-8a-218 defer to the bylaws and declaration for quorum and most voting thresholds, with the Utah Revised Nonprofit Corporation Act (§ 16-6a) supplying residual rules. The practical effect is that Utah HOA voting requires close reading of the governing documents; Colorado HOA voting can rely on statutory floors. Both states require declaration amendments to clear total-membership thresholds (not voter-only thresholds).

Utah Code § 16-6a-715 (Utah Revised Nonprofit Corporation Act) permits proxies for member voting unless the bylaws prohibit them. A valid proxy: (a) is in writing; (b) is signed by the member; (c) names a specific proxy holder; (d) is delivered to the inspector of elections or secretary before the meeting starts (or by the ballot-return deadline for mail-in ballots); (e) has not been revoked by the member. The default proxy validity period under § 16-6a-715 is 11 months. Each proxy counts ONCE toward quorum and ONCE toward the vote tally. Bylaws may restrict proxies (require notarization, limit to other members, shorten the validity period); the calculator does not validate proxy form.

Yes — and this is the classic Utah HOA voting trap. Most Utah declarations specify the 67% threshold on TOTAL membership, not on votes cast. In a 100-unit association with 80 voters (80% turnout), 60 yes votes (75% of voters) falls short of the 67-vote total-membership threshold. The calculator distinguishes the two thresholds — the verdict text explicitly states whether the threshold is "of total membership" or "of quorum" so the secretary or inspector knows which math to apply. Boards routinely announce a declaration amendment as passed because a supermajority of voters approved it, only to discover the total-membership threshold was not met. Plan declaration-amendment campaigns to target the total-membership denominator.

Per the declaration. Most Utah declarations authorize the board to impose special assessments up to a stated threshold (commonly 5-25% of the annual budget) without member approval; above the threshold, member approval is required. The threshold and the member-approval vote type are declaration-specified. Some declarations require a simple majority of quorum for above-threshold special assessments; others require a supermajority of total membership. Verify the declaration before any consequential special-assessment decision. The calculator defaults to majority of quorum for the special-assessment vote type; override via the declaration-specified supermajority input.

Per the bylaws, with residual rules under the Utah Revised Nonprofit Corporation Act. Utah Code § 16-6a-808 addresses director removal generally; an HOA director may be removed by the members at a meeting called for that purpose, by the percentage specified in the bylaws or by the residual majority of voting members where the bylaws are silent. Some Utah bylaws specify a 67% supermajority for director removal; others specify a simple majority. The calculator defaults to 51% (majority of voting members); override via the declaration-specified supermajority input to match the actual bylaws.

If quorum is not met, the meeting cannot take official action on substantive matters. Two practical options: (a) ADJOURN AND RECONVENE under any reduced-quorum procedure specified in the bylaws (some Utah bylaws specify reduced quorum for the reconvened meeting; the reduction is valid only if specified in the governing documents); (b) RESCHEDULE THE FULL MEETING — re-notice the meeting under Utah Code § 16-6a-704 and try again. The calculator flags NO-QUORUM outcomes so the board secretary knows the measure cannot be reported as passed even if a majority of those present voted yes. Utah Code § 16-6a does not impose a statutory reduced-quorum procedure; bylaws may specify one.

No, not at the state level. Unlike Florida (LCAM), Nevada (CAM), or California (CCAM), Utah does NOT separately license community-association managers. The HOA itself must register annually with the Utah Division of Real Estate under Utah Code § 57-8a-105, but the management company or individual manager is not separately licensed. Real-estate brokers managing HOAs incidentally to their brokerage practice are licensed under the Utah Real Estate Licensing Act (Utah Code § 61-2f) but not under a separate CAM regime. This affects the trust-and-credentials posture of any management-company engagement; sophisticated Utah associations seek CMCA (Certified Manager of Community Associations) or AMS (Association Management Specialist) credentialed managers as a quality proxy.

No. The calculator assumes one-vote-per-unit, the most common Utah allocation. Many Utah declarations allocate votes differently: by undivided interest in the common elements (proportional to unit square footage); by unit type (residential vs. commercial); by phase (developer-controlled phases retain higher voting power during the declarant control period); or by a fixed allocation set out in the declaration. For associations with weighted voting, use the unit count as the input for the simplified calculation and adjust the threshold based on the actual vote allocation in the declaration. For consequential weighted-voting calculations, consult Utah counsel.

Resources

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

Utah Code — Title 57 Chapter 8 (Condominium Ownership Act) — Utah Code § 57-8-23 quorum; § 57-8-39 declaration amendment
Utah Code — Title 57 Chapter 8a (Community Association Act) — Utah Code § 57-8a-218 HOA voting framework
Utah Code — Title 16 Chapter 6a (Utah Revised Nonprofit Corporation Act) — Utah Code § 16-6a — residual member-meeting and voting rules for Utah HOAs
CAI Utah Chapter — Community Associations Institute — Utah Chapter; HOA governance practitioner reference