Wisconsin Condo Quorum & Supermajority Calculator — § 703.15 + § 703.09(2) (67% Amendment, 80% Termination)

How this calculator works

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

1. Whether quorum has been met (total ballots compared against the effective quorum requirement under Wis. Stat. § 703.15 bylaws specification, or the 51% non-stock corporation gap-filler default under Wis. Stat. § 181.0721 when the bylaws are silent).
2. The yes votes required to pass for the vote type — 67% of total voting power for declaration amendments under § 703.09(2), 80% of total for termination under § 703.28, 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 Wis. Stat. Ch. 703 statute

The Wisconsin Condominium Ownership Act lives at Wis. Stat. Chapter 703. Voting and quorum provisions are concentrated in § 703.15 (meetings of unit owners; quorum and voting procedures), § 703.09(2) (declaration amendment), and § 703.28 (removal of property from the condominium / termination). Wisconsin does not impose a separate statute that lists quorum percentages or supermajority defaults beyond these sections; the Act refers most procedural questions to the bylaws, with Wis. Stat. § 181.0721 (Wisconsin Nonstock Corporation Act) supplying gap-filler defaults when the bylaws are silent.

§ 703.15 — Meetings; quorum; voting procedures. Quorum at unit-owner meetings is as specified in the bylaws. When the bylaws are silent, § 181.0721 supplies the non-stock corporation default of a majority (51%). Wisconsin bylaws commonly specify 33% or 51%. Board election and removal procedures per the bylaws; most Wisconsin bylaws permit removal by a majority of those present.

§ 703.09(2) — Declaration amendment requires at least 67% of the votes in the association unless the declaration specifies a higher threshold. This is a TOTAL-VOTING-POWER threshold (not 67% of those voting). The declaration may specify higher (75%, 80%, or 90%); it cannot specify lower than 67% for general declaration amendments. Certain amendments require UNANIMOUS consent: changes to allocated interests, unit boundaries, conversion of a unit, and similar property-affecting changes.

§ 703.28 — Removal of property from the condominium (termination) typically requires the consent of unit owners holding at least 80% of the votes in the association, or such higher percentage as the declaration specifies. The 80% threshold reflects the Wisconsin statutory floor and 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 state regimes.

§ 181.0721 — Wisconsin Nonstock Corporation Act default of a majority quorum. Applied as a gap-filler when § 703.15 refers to the bylaws but the bylaws are silent on quorum.

Wisconsin-specific gotchas (NO super-priority, judicial-only foreclosure, 6/12-month redemption)

WISCONSIN DOES NOT FORMALLY LICENSE CAMs. Unlike Florida (Fla. Stat. § 468.431 LCAM), Nevada (NRS 116A CAM), and DC (CICM), Wisconsin has NO state-level licensure requirement for condominium managers. Wisconsin condominium management is performed by unlicensed individuals or by management companies that hold general business and real-estate-broker licenses. Practical consequence: Wisconsin 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 67% DECLARATION-AMENDMENT THRESHOLD IS OF-TOTAL, NOT OF-VOTERS. This is the single most common voting-threshold error in Wisconsin condominium practice. The 67% under § 703.09(2) 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 41-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. Wisconsin aligns with the UCIOA termination floor at § 703.28 — 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 § 181.0721 (Wisconsin Nonstock Corporation Act) applied as a gap-filler when § 703.15 refers to the bylaws but the bylaws are silent. Wisconsin practice varies widely: many bylaws 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 bylaws before relying on the calculator default.

JUDICIAL-FORECLOSURE-ONLY ENVIRONMENT SHAPES GOVERNANCE. Although the quorum-and-supermajority math is governance-specific, the broader Wisconsin enforcement context affects governance choices. Wisconsin is a judicial-foreclosure-only state under Wis. Stat. Ch. 846; combined with the no-super-priority rule under § 703.16 and the 6/12-month post-judgment redemption under § 846.103 or § 846.13, Wisconsin associations operate in a materially weaker collection environment than UCIOA-state counterparts. Governance reforms (amendments to strengthen collection policies, raise late charges, or adopt power-of-sale language — which is itself ineffective in Wisconsin since trustee-sale foreclosure is not available) require careful threshold planning under § 703.09(2).

67% AMENDMENT FLOOR SITS BELOW UCIOA NORM. Wisconsin's 67% declaration-amendment floor under § 703.09(2) is lower than the UCIOA 75% norm adopted by Massachusetts, Tennessee, and Ohio. This makes consequential declaration amendments somewhat easier to pass in Wisconsin than in 75%-threshold states. Boards should not, however, treat 67% as easy — the OF-TOTAL denominator means low-turnout amendments still fail routinely.

PROXIES ARE COMMON BUT MUST BE CURRENT. Wisconsin bylaws commonly permit proxies for unit-owner voting; the calculator counts proxies once for quorum and once for the tally. Wisconsin 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 (declaration amendments at 67%, termination at 80%), aggressive proxy campaigns are typically necessary to reach the threshold.

What this calculator does NOT model

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

• Model the heightened-threshold and unanimous-consent categories under § 703.09(2) 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 67% threshold understates the requirement; consult counsel.
• Model the bylaws-amendment procedures under § 703.15 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 § 703.15 (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 § 703.15 notice requirements that gate the meeting.
• Apply heightened thresholds that may arise from declaration amendments adopted under § 703.09(3) for specific subject matters.

For any consequential vote, retain Wisconsin counsel with Wis. Stat. Ch. 703 experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

• Wisconsin Statutes Chapter 703 (Wisconsin Condominium Ownership Act).
• Wis. Stat. § 703.15 (meetings of unit owners; quorum and voting procedures).
• Wis. Stat. § 703.09(2) (declaration amendment 67% of total voting power statutory floor).
• Wis. Stat. § 703.28 (removal of property from the condominium / termination 80% of total voting power floor).
• Wis. Stat. § 181.0721 (Wisconsin Nonstock Corporation Act general non-stock corporation default of majority quorum, applied as a gap-filler).
• Wis. Stat. § 181.0725 (Wisconsin Nonstock Corporation Act voting requirements gap-filler).
• State Bar of Wisconsin Real Property, Probate and Trust Law 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%), Tennessee (Tenn. Code Ann. § 66-27-413 75%), Washington (RCW 64.90.225 80% termination), and Connecticut (CGS § 47-237 80%) confirming Wisconsin's 67% amendment floor sits below the UCIOA norm while the 80% termination floor aligns with the UCIOA position.