Modernizing Condominium Bylaws in Pennsylvania

What Condo Boards Need to Know About Virtual Meetings, Electronic Voting & Updated Pennsylvania Law

Key Takeaways



• Pennsylvania law now provides condominium associations with options for virtual meetings, electronic notices, and electronic or absentee voting.
• Older condominium bylaws may not reflect how associations operate today.
• Updating governing documents can clarify meeting, voting, notice, and amendment procedures.
• Condo boards should review existing bylaws before making procedural changes.
• Professional management and association counsel can help boards navigate the modernization process.

Can Pennsylvania Condo Associations Hold Virtual Meetings?

Yes.

Under the Act, associations may hold unit owner meetings and board meetings by conference telephone or other remote electronic technology, including internet-based platforms.

Participation through remote technology counts the same as attending “in person” for quorum and voting purposes.

However, boards must still:

• Provide proper meeting notice
• Follow required delivery methods
• Comply with recording and record retention rules

Unless your bylaws prohibit it, you no longer need to physically gather everyone in a clubhouse or lobby to conduct official business.

For many associations, this has dramatically improved attendance and engagement.

Can Owners Vote Electronically or by Absentee Ballot?

Also yes.

Pennsylvania law now authorizes multiple voting methods for condominium associations, including:

• In person
• By proxy
• By absentee ballot
• By electronic ballot submitted before the meeting

Electronic and absentee ballots can count toward quorum for the items listed on the ballot — which is especially helpful for associations that historically struggle to meet quorum requirements.

For larger communities (500+ units), and smaller associations that opt in, board election ballots must be reviewed and certified by an independent third party (such as a CPA, attorney, or professional vote service).

Additionally, owners must be in “good standing” to vote in board elections.

Operationally, this means associations can now:

• Use secure online voting platforms
• Improve quorum success rates
• Reduce contested election disputes
• Increase transparency with certified results

Do You Have to Amend Your Bylaws to Use Zoom or E-Voting?

Short answer: not necessarily.

Because the statute now authorizes virtual meetings and electronic voting, many associations may rely directly on the law — unless their governing documents specifically prohibit those practices.

However, relying solely on statutory authority can create confusion.

Most boards choose to amend their bylaws anyway to:



• Clearly define electronic ballots
• Establish deadlines and procedures
• Define “independent reviewer”
• Authorize electronic notice by default
• Clarify meeting recording and retention policies

This is less about compliance — and more about clarity and risk management.

Clean documents reduce disputes.

Updating (Amending) Your Condominium Bylaws

If your board chooses to modernize your documents, the Act sets clear requirements for amendment.

For most residential condominiums:

• Amendments must be approved by at least 51% of the votes in the association (or a higher percentage if your current documents require more).
• The vote must occur at a properly noticed meeting.
• Owners must receive at least 14 days’ advance notice.
• The notice must clearly state that a bylaw amendment is being voted on.
• Absentee or electronic ballots may be used, but must be submitted before the meeting begins.

The law also provides a helpful fallback path for associations that repeatedly fail to meet quorum, making amendments more achievable than they once were.

What Should Condo Boards Add When Modernizing Their Bylaws?

When associations undertake a comprehensive update, they typically add provisions addressing:

Meetings

• Authorization for virtual or hybrid meetings
• Clarification that remote attendance counts for quorum
• Recording policies and retention timelines

Notice

• Electronic notice procedures
• Owner consent standards
• Clear delivery timing rules

Voting

• Electronic and absentee ballot procedures
• Independent reviewer certification
• Good-standing requirements for board elections

Amendments

• The 14-day notice requirement
• The 51% approval threshold (or higher if desired)
• Clear ballot submission rules

The goal is not simply to “add Zoom.”

It is to align your governing documents with modern operations and current Pennsylvania law.

A Practical Approach for Pennsylvania Condo Boards

If your condominium documents haven’t been reviewed in years, a thoughtful modernization process typically includes:

• Reviewing current bylaws for:
• Amendment thresholds
• Quorum language
• Restrictions on remote meetings or electronic notice
• Outdated voting provisions
• Preparing a single, consolidated amendment package rather than piecemeal changes.
• Providing proper 14-day advance notice with either full amendment text or a clear summary of changes.
• Allowing absentee/electronic ballots and using an independent reviewer where appropriate.

Taking a comprehensive approach prevents the need for repeated amendments year after year.

The Bottom Line: Modernizing Pennsylvania Condominium Bylaws

Pennsylvania’s Uniform Condominium Act now gives associations clear authority for:

• Virtual and remote meetings
• Electronic notice
• Electronic and absentee voting
• Independent third-party vote tabulation
• A clarified bylaw amendment process

Many associations can begin using these tools now — even if their legacy documents are silent.

However, best practice for long-term governance, resale value, and lender confidence is to modernize your bylaws so your procedures are clear, clean, and aligned with current law.

Strong governance starts with documents that reflect how communities actually operate today.

If your board is considering updating its governing documents or reviewing how these statutory changes affect your community, PhillyLiving Management can help guide the process and coordinate with association counsel to ensure your procedures align with current Pennsylvania law.

This article is provided for general informational purposes and is not intended as legal advice. Condominium boards should consult qualified association counsel regarding their governing documents and specific legal requirements.