For planned communities, KRS § 381.792 requires an annual association meeting and sets quorum at ten percent of lot owners present in person or by proxy. Special meetings can be called by the president, a majority of the board, or a written petition from twenty percent of owners (or a lower percentage your declaration allows), and once that petition arrives, the secretary has to convene the meeting within thirty days. Notice has to go out ten to thirty days before any meeting, by mail, hand delivery, or electronic delivery, and it has to state the time, place, and agenda. Each lot gets one vote, cumulative voting isn't allowed, a proxy expires one year after signing unless it says otherwise, and ordinary business is decided by a majority of votes actually cast, unless your declaration demands more.
Board accountability has real teeth here too. Under KRS § 381.787(6), owners can remove any board member, with or without cause, by a simple majority vote at a quorate meeting, the one exception being a director the declarant itself appointed, who stays until the declarant control period actually ends.
Condos get a wider notice window and a much higher removal bar
Condo meetings run on a similar but distinct structure. KRS § 381.9179 sets quorum at ten percent of the votes for an association meeting and fifty percent of the board's votes for a board meeting, unless the bylaws set different numbers. KRS § 381.9177 requires notice ten to sixty days before any meeting, a wider window than the HOA statute's ten-to-thirty-day range, and that notice must specifically flag any proposed declaration or bylaw amendment, budget changes, and any proposal to remove a director or officer. Proxies under KRS § 381.9181 are not revocable except by actual notice to whoever's presiding over the meeting, and a proxy is void outright if it's undated or claims to be irrevocable without notice. The sharpest difference: removing a condo board member takes a two-thirds vote of everyone present and entitled to vote at a quorate meeting under KRS § 381.9169(7), a real supermajority bar compared to the HOA statute's simple majority, and that same section spells out exactly when a declarant's control period has to end regardless of what the declaration says.
The authority
The statutes behind this
Cited by name as authority, for your own reading. Informational only, not legal advice.
KRS § 381.792
Sets HOA meeting notice (10–30 days), a 10% quorum, special-meeting petition rights, proxy expiration, and one-vote-per-lot voting rules.
KRS § 381.9179
Sets condo quorum at 10% of votes for association meetings and 50% of the board's votes for board meetings, absent a different bylaws rule.
KRS § 381.9169
Governs condo declarant-control-period termination triggers and requires a two-thirds owner vote to remove a board member (other than a declarant appointee).
Step by step
How to assert your meeting and voting rights in Kentucky
The notice, quorum, and vote-threshold path to hold a Kentucky HOA or condo board accountable at meetings and votes.
- 01
Confirm your quorum number
HOA owners: check KRS § 381.792(4) for the 10% lot-owner quorum. Condo owners: check KRS § 381.9179 for the 10% association / 50% board quorum, unless your bylaws set something different.
- 02
Check the notice window and agenda content
Confirm notice went out 10–30 days ahead for an HOA meeting (§ 381.792) or 10–60 days for a condo meeting (§ 381.9177), and that the agenda actually listed what was voted on, especially any amendment, budget change, or removal proposal.
- 03
Know your proxy's shelf life
A proxy defaults to a one-year term under both acts unless it specifies a shorter one. Condo proxies also can't be revoked except by actual notice to the meeting's presiding officer, and a proxy that's undated or claims to be irrevocable is void under § 381.9181.
- 04
Check the vote threshold before a board-removal fight
HOA owners need only a simple majority at a quorate meeting to remove a board member (§ 381.787(6)). Condo owners need a two-thirds vote (§ 381.9169(7)). Confirm which applies before you count votes.
- 05
Object in writing to anything decided outside a proper meeting
If binding business happened without proper notice or quorum, raise the defect in writing right away and ask that it be reflected in the minutes the association is required to keep.
Straight answers
Common questions
What's quorum for a Kentucky HOA meeting?
Ten percent of the lot owners, present in person or by proxy at the start of the meeting, under KRS § 381.792(4).
What's quorum for a Kentucky condo meeting?
Ten percent of the votes for an association meeting, and fifty percent of the board's votes for a board meeting, under KRS § 381.9179, unless your bylaws set a different number.
How hard is it to remove a board member?
It depends which act you're under. HOA owners can remove a board member by a simple majority vote at a quorate meeting (KRS § 381.787(6)). Condo owners need a two-thirds vote (KRS § 381.9169(7)), a much higher bar. Neither act lets owners remove a director the declarant itself appointed while it still holds control.
How long does my proxy last?
One year from the date it's signed, under both KRS § 381.792(4)(a) (HOA) and KRS § 381.9181(2) (condo), unless the proxy itself states a shorter term.