Voting Rights and Quorums in the Assembly of Unit Owners

The assembly of unit owners is the highest decision-making body of an apartment or complex. However, questions such as "who casts how many votes", "how many people are needed for a decision" and "what if a person has more than one unit" often cause confusion. For decisions to be valid, meeting and decision quorums must be known accurately. In this article we explain voting rights and quorums clearly.

Each independent unit has one vote

Under Article 31 of the KMK, as a rule each independent unit gives one voting right. Whether an apartment, a shop or a storeroom, each independent unit's owner has one vote. If an owner has more than one independent unit, they cast a separate vote for each of them; but the total of these votes cannot exceed one-third of all votes. This limit prevents a single owner from dominating the assembly alone.

If an independent unit belongs to more than one person (co-ownership), those owners exercise their voting right through one of them appointed as proxy.

Voting by proxy

If an owner cannot attend the meeting, they may have their vote cast by proxy. The power of attorney must be in writing; notarisation is not required. However, there is a limit on the number of owners one person can represent, set to prevent abuse depending on the size of the assembly.

Meeting quorum

For the assembly to be validly convened, a quorum is required. Under Article 30 of the KMK, the assembly of unit owners is convened with more than half of the number of owners and of the land shares. If this majority is not reached at the first meeting, the second meeting can be held with a lower attendance under the applicable rules; in that case, decisions are taken by the majority of those attending.

Decision quorums vary by subject

This is the point most often confused: not every decision is taken by the same majority. Different quorums apply according to the nature of the matter:

• Ordinary decisions: Majority of the number of owners and of the land shares of those attending.
• Major repairs and structural works: Majority of the number of owners and of the land shares (KMK Art. 42).
• Construction, installation and façade changes in common areas: 4/5 of all owners (KMK Art. 19).
• Management plan amendment: 4/5 of all owners in apartments (KMK Art. 28); 2/3 in complexes (Law No. 7579, Official Gazette 22 May 2026).
• Certain heavy decisions: Unanimity in cases specifically prescribed by law.

Common mistakes in vote calculation

The most frequent mistake is confusing "the majority of those attending" with "the majority of all owners". For a management plan amendment, for instance, the ratio is calculated over all owners, not over those attending. Decisions taken with the wrong quorum may be subject to annulment. It is therefore important to establish in advance which majority is needed for each decision.

Summary: In the assembly of unit owners, each independent unit gives one vote (KMK Art. 31); an owner's votes cannot exceed 1/3 of all votes. The meeting quorum is more than half of the number and land share (Art. 30); decision quorums vary from an ordinary majority to 4/5 and unanimity depending on the subject. For assembly processes, see our blog guides, and keep your building management organised with our digital tools.

Frequently Asked Questions

I have three units — can I cast three votes?
As a rule, each independent unit gives one vote; however, an owner's total votes cannot exceed one-third of all votes. Within this limit, you may cast a vote for each of your units.

I could not attend the meeting — is my vote lost?
No. With a written power of attorney, you may appoint someone else as your proxy and have your vote cast. Notarisation is not required.

Is every decision taken by the same majority?
No. Ordinary decisions are taken by the majority of those attending; changes to common areas by 4/5; management plan amendments by 4/5 in apartments and 2/3 in complexes.

Related content

In connection with this topic, our articles on legal remedies against a neighbour's disturbing conduct, how the statutory late payment penalty on dues is applied and objections to and annulment of assembly decisions cover the subject in more detail.

This content is for general information only and does not constitute legal advice. For your specific situation, please consult a lawyer.