Everything you need to know about the PA Condominium Act: Compliance, regulations, and more

Overview of the Pennsylvania Condominium Act

The PA Condominium Act, also known as the Uniform Condominium Act, is the law that regulates how condo associations are created, governed, and managed for communities created on or after October 30, 1980, with certain sections also applying to older communities. Adopted to replace the earlier Unit Property Act, it provides a framework that balances the interests of owners, associations, and developers.

At its core, the PA Condominium Act defines what a condominium is: a form of property ownership where individuals own their units while sharing ownership of common elements such as hallways, roofs, and amenities. The Act applies to residential, commercial, and mixed-use condominiums, making it a broad and comprehensive law.

For boards and owners alike, the PA Condominium Act is significant because it establishes the rules for financial management, dispute resolution, disclosure obligations, and governance. Many associations choose to partner with professional property management companies like FirstService Residential for the expertise, systems, and resources needed to meet the Act’s requirements.

This article is not intended to and does not constitute legal advice or create an attorney-client relationship. Board members should consult their association’s attorney to discuss the legal implications of their decisions or actions prior to proceeding.
 

Key provisions of the Act

The PA Condominium Act contains detailed rules that guide every aspect of condominium living. Some of the most important provisions include:

• Formation of condominiums: Developers must record a declaration (and required plats/plans) to create the condominium.
   
• Rights of unit owners: Owners have the right to access records, attend association meetings, and participate in elections. They are also protected by disclosure requirements when buying into a condominium.
   
• Association governance: The Act establishes a unit owners’ association and an executive board with authority to collect assessments, adopt rules, and maintain common property.
   
• Board responsibilities: Boards must act on behalf of the association, oversee finances, adopt budgets, and hire vendors or professionals as needed consistent with their fiduciary duties.
   
• Financial management: Associations must collect regular assessments to fund operations and reserves adopted in the budget. Special assessments may be levied when unexpected expenses arise.
   
• Insurance obligations: The Act requires associations to carry property and liability insurance for common elements.
   
• Dispute resolution: Owners and boards can use court processes or mediation options when disagreements occur. The Act provides guidance for resolving these disputes fairly.
   
• Amendments and termination: Procedures exist for changing governing documents or, in rare cases, terminating a condominium.

These rules are designed not only to protect owners but also to give boards clear authority to manage community assets.
 

Rights and responsibilities under the PA Condominium Act

The PA Condominium Act clearly lays out what both owners and associations can expect. Unit owners have the right to use common areas, vote on major decisions, and review association records. At the same time, they are responsible for paying assessments and following community rules.

Associations, through their elected boards, are tasked with maintaining the property, collecting assessments, and enforcing rules consistently. They also have a duty to keep owners informed by holding meetings, sharing financial reports, and providing notices as required by the Act. By balancing these rights and responsibilities, the Act helps communities operate in an organized and fair way.
 

Recent updates and amendments to the Act

Effective May 2023, Pennsylvania made several changes to the Condominium Act:

• Virtual and hybrid meetings are allowed: Associations can hold meetings by phone or online, and that counts as “in-person” attendance. Notices can be sent by mail or, with owner consent or bylaw permission, by email.
   
• Electronic and absentee voting are okay: Votes can be cast in person, by proxy, by absentee ballot, or electronically (including through approved online systems). Electronic/absentee ballots can count toward quorum and must allow confirmation of the voter’s identity.
   
• Large communities need an independent election reviewer: In condominiums with 500+ units (smaller communities can opt in), ballots are submitted to an “independent reviewer” (e.g., CPA, attorney, or third-party vote service) who tallies and certifies results. Owners must be in good standing to vote in elections.
   
• Clearer bylaw amendment rules: For most residential condos, bylaws can be amended with at least 51% of the votes (unless your bylaws set a higher number). Amendments must be taken at a properly noticed meeting with at least 14 days’ advance notice; absentee ballots go to the independent reviewer.
   
• Easier path to quorum after repeated misses: If two meetings in a row fail to reach quorum, the association may use a nonprofit law fallback quorum rule at the next meeting (unless your documents say otherwise).
   
• Simpler board member removal: Owners may remove a director with or without cause by a two-thirds vote of those present at a meeting where a quorum is established (notice of the intent to remove must be included in the meeting notice).

These updates reflect how association governance is evolving. Allowing virtual participation, for example, can make it easier for owners with busy schedules or health concerns to stay involved.
 

The role of professional management

While the PA Condominium Act provides the legal framework, professional management companies play a critical role in helping boards apply it in day-to-day operations. Management teams assist with financial reporting, vendor contracts, meeting preparation, and communication with owners. They also help boards stay informed about legislative changes and adapt their practices accordingly.

For many associations, partnering with a management company makes it easier to navigate the PA Condominium Act while keeping the community well-run and financially stable.
 

About FirstService Residential

At FirstService Residential, we work with condominium associations across Pennsylvania to help boards understand and comply with the PA Condominium Act. Our teams support financial planning, maintenance coordination, vendor management, and resident communication, all while keeping associations updated on legal and regulatory changes.

By combining local expertise with national resources, we provide Pennsylvania condominium boards with best practices in governance, compliance, and community operations. If your board is looking for professional guidance on the PA Condominium Act or day-to-day management, contact FirstService Residential today.