Florida HOA & Condo Quorum + Voting Threshold Calculator

How this calculator works

Florida community-association voting is procedurally rich. The same meeting can carry one quorum threshold (typically 30% of voting interests) but different vote-success thresholds for different items on the agenda. A bylaw amendment passes by a majority of those present; a declaration amendment requires a percentage of all voting interests, not just those present; a director recall is its own statutory procedure entirely.

This calculator returns the relevant thresholds and verdicts for the specific decision type at the specific meeting:

1. Quorum threshold — the minimum number of voting interests (in person + by proxy + by valid ballot) required for the meeting to proceed to formal action. Default 30% per F.S. § 718.112(2)(b) / § 720.306(1)(a); whatever the declaration specifies governs.
2. Effective participation — in-person + proxy + ballot tally, the number against which quorum is measured.
3. Quorum verdict — met or not. If not met, the meeting may proceed for non-action items (reports, manager's update) but cannot adopt the proposed decision.
4. Vote threshold for the decision — the number of yes votes required. The basis differs by decision type.
5. Statutory citation — operative provision under Chapter 718 (condo) or Chapter 720 (HOA).

Vote thresholds by decision type

The calculator handles five decision types because the threshold differs structurally between them:

General business

Majority of voting interests present at the meeting (in person + proxy + ballot), provided quorum is met. F.S. § 718.112(2)(c). This is the default for most agenda items: approving committee reports, authorizing routine contracts, approving the annual budget within statutory limits, accepting financial statements.

Bylaw amendment

Majority of voting interests present at a meeting where quorum was attained. F.S. § 718.112(2)(j) for condos; § 720.306(1)(b) for HOAs (subject to whatever the bylaws themselves require — many bylaws require a higher super-majority). The amendment takes effect when the amended bylaws are filed with the state corporate-records system and noticed to members.

Declaration amendment

A percentage of ALL voting interests — not just those present. F.S. § 718.110(1)(a) sets the default for condos at 2/3 (66.67%). Many declarations specify higher: 3/4 or 80% are common, particularly for older buildings. For HOAs, F.S. § 720.306(1)(b) directs to the declaration itself with no statutory default — read the declaration carefully. The amendment must be recorded in the public records to take effect, and the recording fee + amendment-procedure attorney fees are typically a $2,000–$5,000 line item per amendment.

Director recall

Majority (50% + 1) of ALL voting interests — measured by signed recall agreements, not by meeting vote. F.S. § 718.112(2)(j)(2) for condos; § 720.303(10) for HOAs. The procedure is statutorily prescribed: a written recall agreement signed by the requisite number of members is delivered to the board; the board has 5 business days to either certify (recall takes effect immediately) or call a meeting to vote on certification. Florida recall procedures end up at the Florida Division of Condominiums for arbitration (Chapter 718) or in circuit court (Chapter 720) more often than not — they are procedurally demanding and frequently contested.

Budget increase greater than 115% of prior year

Special member-substitution procedure under F.S. § 718.112(2)(e). When the board's proposed budget raises assessments more than 115% of the prior year, 10% of voting interests may petition for a special members' meeting, at which a substitute budget can be adopted by a majority of voting interests. This is one of the few places in Chapter 718 where members can override a board financial decision. HOAs do not have a comparable statutory provision; member intervention in HOA budget decisions follows the governing documents.

A worked example

A 100-unit Florida condominium calls its annual member meeting. The declaration sets quorum at 30%. The agenda includes general business, a bylaw amendment, and a proposed declaration amendment requiring 75% of all voting interests.

At the meeting, 20 members attend in person, 10 deliver proxies, and 5 submit electronic ballots — total participation 35.

• Quorum: 30% × 100 = 30. 35 > 30 → quorum met.
• General business: majority of 35 present = 18 yes votes needed.
• Bylaw amendment: same threshold = 18 yes votes.
• Declaration amendment: 75% × 100 = 75 yes votes of ALL voting interests. Only 35 are participating; the declaration amendment cannot be adopted at this meeting even if every participant votes yes.

This is the most common surprise in Florida community-association meetings: members assume a "majority vote at a quorum meeting" carries declaration amendments. It does not. Declaration amendments require a vote against the full voting-interest base, regardless of attendance.

What about reconvened meetings?

If the first attempt fails to attain quorum, F.S. § 718.112(2)(b) allows the meeting to be reconvened with new notice. Many declarations specify a reduced quorum for second-attempt meetings — often 10%–15% — which makes the reconvened meeting a useful tool for voting on items that would otherwise be blocked by member apathy. The reconvened meeting cannot consider any item not on the original noticed agenda; if the agenda needs to be changed, a new noticed special meeting is required.

What the calculator does not do

This calculator is a planning and verification tool. It does not:

• Validate the meeting notice. F.S. § 718.112(2)(c) requires specific notice content and timing (14 days for most meetings, 48 hours posted for some board meetings). A defective notice voids the meeting; the calculator computes thresholds against the meeting as you describe it, not against what proper notice would have produced.
• Validate proxies and ballots individually. A defective proxy (unsigned, undated, missing specific authorization) is invalid; an electronic ballot cast on a topic not noticed in the agenda is invalid. The calculator counts what you enter; verify the validity of each participation method against the declaration and the applicable statute.
• Handle developer voting interests during turnover. F.S. § 718.301 and § 720.307 govern turnover, when the developer's voting interests change. During turnover, the developer holds extra voting interests; post-turnover those revert to unit owners. If your association is in the turnover window, verify the voting-interest count against the developer disclosure.
• Apply to cooperative associations under Chapter 719. § 719 incorporates parts of § 718 by reference but has its own procedural provisions. Verify against the specific cooperative bylaws.
• Replace legal counsel for procedurally complex decisions. For declaration amendments, recall, and budget-substitution procedures, the procedural complexity is substantial and the consequences of failure are real (the action is voidable, attorney fees can attach against the moving party). Engage a Florida community-association attorney for any procedurally significant decision.

How this page is maintained

The substantive thresholds (30% default quorum, 2/3 declaration amendment, 50%+1 recall, 115% budget) are stable through 2025–2026. HB 919 (2018) added electronic-voting procedures, refined by subsequent legislation. HB 1021 (2024) made procedural refinements to meeting-notice content. We monitor each Florida legislative session for further changes. If the legislature raises or lowers any threshold, this page is updated and re-stamped within the quarter.

Last reviewed: 2026-05-14 against F.S. § 718.110, § 718.112(2)(b)–(j), § 720.303(10), § 720.306.