What is the quorum for a Florida condo, HOA, or co-op members' meeting?

The statutory default depends on the association type. For a condominium, F.S. §718.112(2)(b)1. sets quorum at a majority of the voting interests unless a lower number is provided in the bylaws. For a homeowners association, F.S. §720.306(1)(a) sets it at 30% of the total voting interests unless a lower number is in the bylaws. For a cooperative, F.S. §719.106(1)(b)1. sets it at a majority of voting interests unless the bylaws otherwise provide. In all three, the bylaws may set a lower quorum than the statutory default - not a higher one - so always check your governing documents.

What happens if a Florida association meeting doesn't have quorum?

Without a quorum the meeting cannot transact official business - no elections, no document amendments, no budget ratifications. Those present may adjourn to a later, properly noticed date. Chapters 718, 719, and 720 do not contain a statutory reduced-quorum rule for the reconvened meeting, so any reduced quorum at an adjourned meeting comes from the bylaws, not the statute. Check your bylaws for an adjourned-meeting quorum provision before relying on one.

Can Florida condo and co-op owners vote by general proxy?

No. Under F.S. §718.112(2)(b)2., residential condo unit owners may not vote by general proxy - they may vote only by limited proxies substantially conforming to the Division's limited-proxy form. F.S. §719.106(1)(b)2. imposes the same general-proxy ban on cooperatives (for proxies after January 1, 1992). Both limited and general proxies may still be used to establish a quorum. Homeowners associations are different: under F.S. §720.306(8)(a), HOA members may vote in person or by proxy unless the governing documents say otherwise - Chapter 720 has no general-proxy ban.

When does a Florida condo require a limited proxy?

Under F.S. §718.112(2)(b)2., a condominium must use a limited proxy for waiving or reducing reserves, waiving financial-reporting requirements, amending the declaration, articles, or bylaws, and any other matter that requires or permits an owner vote. Cooperatives follow the same pattern under F.S. §719.106(1)(b)2. Except as allowed in paragraph (d), a proxy - limited or general - may not be used to elect board members in a residential condominium or cooperative.

How long is a proxy valid in a Florida association?

A proxy is effective only for the specific meeting for which it was originally given (and any lawfully adjourned sessions of it) and is not valid longer than 90 days after the date of that first meeting. The 90-day cap is uniform across condos (F.S. §718.112(2)(b)3.), HOAs (F.S. §720.306(8)(a)), and cooperatives (F.S. §719.106(1)(b)3.). A proxy is revocable at any time.

What is the quorum for a Florida association board meeting?

A majority of the directors constitutes a board-meeting quorum unless the articles or bylaws require a larger number - under F.S. §718.112(2)(c) for condominiums and F.S. §720.303(2) for HOAs. For a 5-member board, 3 directors must be present; for a 7-member board, 4 must be present. This is separate from the members' quorum. Note that under F.S. §718.112(2)(b)4. and §719.106(1)(b)4., a board member's written agreement with an action taken at a meeting they did not attend cannot be counted as a vote or used to create a quorum.

Can a Florida association's governing documents change the quorum requirement?

Yes, within the direction the statute allows. For condos and HOAs the bylaws may set a quorum lower than the statutory default, and for co-ops the bylaws may otherwise provide. The statutes do not let the bylaws raise the members' quorum above the statutory baseline by silence - but they do let documents tailor it downward. Run your quorum calculation against your specific bylaws, and use the bylaws-override field in the calculator to model a different percentage.

Tool · Florida §§718 / 719 / 720

Quorum & Proxy Calculator

Find the quorum required for your Florida condo, HOA, or co-op meeting and apply the right proxy rules - general vs. limited proxies, the matters that require a limited proxy, and the 90-day validity cap. The statutory default for your association type is applied automatically; enter a bylaws override where your documents set a lower quorum. Every rule shows its statute citation.

Statute citations reviewed by the Common Elements editorial team, which includes a Florida-licensed community association manager (LCAM) and insurance broker - Florida Licensed Community Association Manager, 2-20 & 6-20.

Association type

Meeting

Total voting interests

One unit usually equals one voting interest. Use your share count if your documents weight votes differently.

My bylaws set a different quorum percentage

Enter your total voting interests (2 or more) to see the quorum required.

Proxy rules for a condo

F.S. § 718.112(2)(b)2.

General proxy: Not permittedResidential condo unit owners may not vote by general proxy. They may vote by limited proxies substantially conforming to the limited-proxy form adopted by the Division.
Establishing a quorum by proxy: Both limited and general proxies may be used to establish a quorum.
Proxies in board elections: Except as allowed in F.S. § 718.112(2)(d), a proxy (limited or general) may not be used to elect board members in a residential condominium.
A limited proxy is required for: Waiving or reducing reserves
Waiving financial-reporting requirements
Amending the declaration, articles, or bylaws
Any other matter that requires or permits an owner vote
Proxy validity: 90-day limitA proxy is effective only for the specific meeting for which it was originally given (and any lawfully adjourned sessions of it), is revocable at any time, and is not valid longer than 90 days after the date of that first meeting.F.S. § 718.112(2)(b)3.; § 720.306(8)(a); § 719.106(1)(b)3.

Electronic + video-conference voting

If a condo unit-owner meeting is conducted via video conference, a unit owner may vote electronically as provided in s. 718.128. Where an annual meeting is held by video conference, a quorum of the board must be physically present at the stated physical-attendance location.

F.S. § 718.112(2)(b) (referencing s. 718.128)

Electronic-voting consent and opt-in mechanics live in the referenced sections; confirm the procedure there before relying on it. Citations reflect the current statute year basis.

Written agreement is not a vote

A board or committee member may submit written agreement or disagreement with an action taken at a meeting they did not attend, but it cannot be counted as a vote for or against the action, and it cannot be used to create a quorum.

F.S. § 718.112(2)(b)4.; § 719.106(1)(b)4.

Reduced-quorum fallbacks for a re-noticed or adjourned meeting are a common bylaws provision, but no statutory reduced-quorum rule was located in Chapters 718, 719, or 720 - if your meeting fails for lack of quorum, check your bylaws for an adjourned-meeting quorum before relying on one.

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Florida quorum & proxy FAQ

What is the quorum for a Florida condo, HOA, or co-op members' meeting?: The statutory default depends on the association type. For a condominium, F.S. §718.112(2)(b)1. sets quorum at a majority of the voting interests unless a lower number is provided in the bylaws. For a homeowners association, F.S. §720.306(1)(a) sets it at 30% of the total voting interests unless a lower number is in the bylaws. For a cooperative, F.S. §719.106(1)(b)1. sets it at a majority of voting interests unless the bylaws otherwise provide. In all three, the bylaws may set a lower quorum than the statutory default - not a higher one - so always check your governing documents.
What happens if a Florida association meeting doesn't have quorum?: Without a quorum the meeting cannot transact official business - no elections, no document amendments, no budget ratifications. Those present may adjourn to a later, properly noticed date. Chapters 718, 719, and 720 do not contain a statutory reduced-quorum rule for the reconvened meeting, so any reduced quorum at an adjourned meeting comes from the bylaws, not the statute. Check your bylaws for an adjourned-meeting quorum provision before relying on one.
Can Florida condo and co-op owners vote by general proxy?: No. Under F.S. §718.112(2)(b)2., residential condo unit owners may not vote by general proxy - they may vote only by limited proxies substantially conforming to the Division's limited-proxy form. F.S. §719.106(1)(b)2. imposes the same general-proxy ban on cooperatives (for proxies after January 1, 1992). Both limited and general proxies may still be used to establish a quorum. Homeowners associations are different: under F.S. §720.306(8)(a), HOA members may vote in person or by proxy unless the governing documents say otherwise - Chapter 720 has no general-proxy ban.
When does a Florida condo require a limited proxy?: Under F.S. §718.112(2)(b)2., a condominium must use a limited proxy for waiving or reducing reserves, waiving financial-reporting requirements, amending the declaration, articles, or bylaws, and any other matter that requires or permits an owner vote. Cooperatives follow the same pattern under F.S. §719.106(1)(b)2. Except as allowed in paragraph (d), a proxy - limited or general - may not be used to elect board members in a residential condominium or cooperative.
How long is a proxy valid in a Florida association?: A proxy is effective only for the specific meeting for which it was originally given (and any lawfully adjourned sessions of it) and is not valid longer than 90 days after the date of that first meeting. The 90-day cap is uniform across condos (F.S. §718.112(2)(b)3.), HOAs (F.S. §720.306(8)(a)), and cooperatives (F.S. §719.106(1)(b)3.). A proxy is revocable at any time.
What is the quorum for a Florida association board meeting?: A majority of the directors constitutes a board-meeting quorum unless the articles or bylaws require a larger number - under F.S. §718.112(2)(c) for condominiums and F.S. §720.303(2) for HOAs. For a 5-member board, 3 directors must be present; for a 7-member board, 4 must be present. This is separate from the members' quorum. Note that under F.S. §718.112(2)(b)4. and §719.106(1)(b)4., a board member's written agreement with an action taken at a meeting they did not attend cannot be counted as a vote or used to create a quorum.
Can a Florida unit owner vote electronically or by video conference?: For condominiums, if a unit-owner meeting is conducted via video conference, an owner may vote electronically as provided in F.S. §718.128, per F.S. §718.112(2)(b). Where an annual meeting is held by video conference, a quorum of the board must be physically present at the stated physical-attendance location. Homeowners associations (s. 720.317) and cooperatives (s. 719.129) authorize online voting only after a board resolution and member opt-in; confirm those consent mechanics against the statute before relying on them.
Can a Florida association's governing documents change the quorum requirement?: Yes, within the direction the statute allows. For condos and HOAs the bylaws may set a quorum lower than the statutory default, and for co-ops the bylaws may otherwise provide. The statutes do not let the bylaws raise the members' quorum above the statutory baseline by silence - but they do let documents tailor it downward. Run your quorum calculation against your specific bylaws, and use the bylaws-override field in the calculator to model a different percentage.

This tool is educational and is not legal advice. It applies the current Florida Statutes for quorum and proxy requirements; the electronic-voting and reduced-quorum details depend on sections (s. 718.128, s. 719.129, s. 720.317, and your bylaws) you should confirm directly. Verify with your association counsel for your specific situation and governing documents.

Related resources

Quorum & Proxy Calculator

Association type

Meeting

Total voting interests

One unit usually equals one voting interest. Use your share count if your documents weight votes differently.

My bylaws set a different quorum percentage

Enter your total voting interests (2 or more) to see the quorum required.

Proxy rules for a condo

F.S. § 718.112(2)(b)2.

General proxy: Not permittedResidential condo unit owners may not vote by general proxy. They may vote by limited proxies substantially conforming to the limited-proxy form adopted by the Division.
Establishing a quorum by proxy: Both limited and general proxies may be used to establish a quorum.
Proxies in board elections: Except as allowed in F.S. § 718.112(2)(d), a proxy (limited or general) may not be used to elect board members in a residential condominium.
A limited proxy is required for: Waiving or reducing reserves
Waiving financial-reporting requirements
Amending the declaration, articles, or bylaws
Any other matter that requires or permits an owner vote
Proxy validity: 90-day limitA proxy is effective only for the specific meeting for which it was originally given (and any lawfully adjourned sessions of it), is revocable at any time, and is not valid longer than 90 days after the date of that first meeting.F.S. § 718.112(2)(b)3.; § 720.306(8)(a); § 719.106(1)(b)3.

Electronic + video-conference voting

F.S. § 718.112(2)(b) (referencing s. 718.128)

Electronic-voting consent and opt-in mechanics live in the referenced sections; confirm the procedure there before relying on it. Citations reflect the current statute year basis.

Written agreement is not a vote

F.S. § 718.112(2)(b)4.; § 719.106(1)(b)4.

Compare notes with other boards on Common Elements

Common Elements is the forum, RFP hub, and vendor directory for community associations. Talk through quorum, proxy, and election questions with boards who have run the same meetings. Free to start.

Get started

Where the industry meets, compares vendors, and runs RFPs

Common Elements is a forum where boards and managers compare notes, a vendor directory you can vet, an RFP hub, and reviews from people who actually hired the vendor. Free to start, no credit card.

Get started

Florida quorum & proxy FAQ

What is the quorum for a Florida condo, HOA, or co-op members' meeting?: The statutory default depends on the association type. For a condominium, F.S. §718.112(2)(b)1. sets quorum at a majority of the voting interests unless a lower number is provided in the bylaws. For a homeowners association, F.S. §720.306(1)(a) sets it at 30% of the total voting interests unless a lower number is in the bylaws. For a cooperative, F.S. §719.106(1)(b)1. sets it at a majority of voting interests unless the bylaws otherwise provide. In all three, the bylaws may set a lower quorum than the statutory default - not a higher one - so always check your governing documents.
What happens if a Florida association meeting doesn't have quorum?: Without a quorum the meeting cannot transact official business - no elections, no document amendments, no budget ratifications. Those present may adjourn to a later, properly noticed date. Chapters 718, 719, and 720 do not contain a statutory reduced-quorum rule for the reconvened meeting, so any reduced quorum at an adjourned meeting comes from the bylaws, not the statute. Check your bylaws for an adjourned-meeting quorum provision before relying on one.
Can Florida condo and co-op owners vote by general proxy?: No. Under F.S. §718.112(2)(b)2., residential condo unit owners may not vote by general proxy - they may vote only by limited proxies substantially conforming to the Division's limited-proxy form. F.S. §719.106(1)(b)2. imposes the same general-proxy ban on cooperatives (for proxies after January 1, 1992). Both limited and general proxies may still be used to establish a quorum. Homeowners associations are different: under F.S. §720.306(8)(a), HOA members may vote in person or by proxy unless the governing documents say otherwise - Chapter 720 has no general-proxy ban.
When does a Florida condo require a limited proxy?: Under F.S. §718.112(2)(b)2., a condominium must use a limited proxy for waiving or reducing reserves, waiving financial-reporting requirements, amending the declaration, articles, or bylaws, and any other matter that requires or permits an owner vote. Cooperatives follow the same pattern under F.S. §719.106(1)(b)2. Except as allowed in paragraph (d), a proxy - limited or general - may not be used to elect board members in a residential condominium or cooperative.
How long is a proxy valid in a Florida association?: A proxy is effective only for the specific meeting for which it was originally given (and any lawfully adjourned sessions of it) and is not valid longer than 90 days after the date of that first meeting. The 90-day cap is uniform across condos (F.S. §718.112(2)(b)3.), HOAs (F.S. §720.306(8)(a)), and cooperatives (F.S. §719.106(1)(b)3.). A proxy is revocable at any time.
What is the quorum for a Florida association board meeting?: A majority of the directors constitutes a board-meeting quorum unless the articles or bylaws require a larger number - under F.S. §718.112(2)(c) for condominiums and F.S. §720.303(2) for HOAs. For a 5-member board, 3 directors must be present; for a 7-member board, 4 must be present. This is separate from the members' quorum. Note that under F.S. §718.112(2)(b)4. and §719.106(1)(b)4., a board member's written agreement with an action taken at a meeting they did not attend cannot be counted as a vote or used to create a quorum.
Can a Florida unit owner vote electronically or by video conference?: For condominiums, if a unit-owner meeting is conducted via video conference, an owner may vote electronically as provided in F.S. §718.128, per F.S. §718.112(2)(b). Where an annual meeting is held by video conference, a quorum of the board must be physically present at the stated physical-attendance location. Homeowners associations (s. 720.317) and cooperatives (s. 719.129) authorize online voting only after a board resolution and member opt-in; confirm those consent mechanics against the statute before relying on them.
Can a Florida association's governing documents change the quorum requirement?: Yes, within the direction the statute allows. For condos and HOAs the bylaws may set a quorum lower than the statutory default, and for co-ops the bylaws may otherwise provide. The statutes do not let the bylaws raise the members' quorum above the statutory baseline by silence - but they do let documents tailor it downward. Run your quorum calculation against your specific bylaws, and use the bylaws-override field in the calculator to model a different percentage.