One of the most common mistakes at owners’ meetings is to assume that reaching 60% of participation quotas automatically means the legal three-fifths majority has been achieved. That is not necessarily the case.
A double majority
Article 17.12 of the Horizontal Property Act requires three-fifths of the total owners who also represent three-fifths of the participation quotas.
First: count owners
The meeting must correctly identify the owners entitled to vote. In co-ownership situations, several titleholders may have rights that must be counted under condominium rules. The number of dwellings should not simply be confused with the number of owners.
Second: count quotas
The meeting must then verify that the favourable votes represent at least 60% of the quotas. A building may achieve a majority of owners but fail to reach the quota threshold, or vice versa.
Example: six out of ten homes voting in favour does not by itself prove that the required 60% has been reached. The identity of the owners and the quota attached to each title must be checked.
The minutes matter too
A properly documented decision should make the calculation traceable: owners attending or represented, votes for and against, absences and participation quotas. Poor counting can become an issue when the decision is presented to a registry or challenged in court.
How to prepare a tourist-rental meeting
- Obtain an updated list of owners.
- Review each property’s participation quota.
- Identify co-ownership situations.
- State the purpose of the resolution clearly.
- Record both majorities in the minutes.
In 2026, formal accuracy is as important as the substance of the resolution. A condominium decision should be capable of being supported by documents.