Quorum and majorities in a VvE: simple majority, two thirds and the second meeting

Short answer: the law says the owners' meeting decides by an absolute majority of the votes cast, unless the articles provide otherwise (article 5:127(1) BW). There is no general quorum in the law; that comes from your regulations. Under the Model Regulations 2017 (Modelreglement 2017), heavier decisions need two thirds of the votes cast, at a meeting where at least two thirds of all votes are present or represented. If that fails, a second meeting follows where turnout no longer matters.

Quorum and majority: what is the difference?

• The quorum is about turnout: how many votes must be present or represented before the meeting can take a valid decision?
• The majority is about the result: how many of the votes cast must be in favour?

A decision has to meet both. A proposal can therefore fail because too few owners are present, even if everyone who is there votes in favour.

Where are the rules for your VvE?

The law only provides the starting point. The VvE's articles must set out, among other things, how the meeting is called and how many votes each owner has (article 5:112(2)(d) BW). These articles are in your deed of division, which usually refers to a set of notarial model regulations (for example from 1992, 2006 or 2017), sometimes with its own changes. Older regulations may have different rules from those below. The examples in this article are based on the Model Regulations 2017, so always check your own deed.

How many votes do you have?

The total number of votes and the number of votes per owner are set out in the deed of division (Model Regulations 2017, article 51.2). It is not always one vote per apartment: a larger apartment can have more votes. If an apartment is owned by several people together, only one of them (or a third party designated in writing) can cast the vote (article 52.1). An owner may be represented by a proxy holding a written or email proxy, but a board member cannot act as a proxy (article 53.1).

The simple majority

Most decisions require an absolute majority of the votes cast. The Model Regulations 2017 define this as "more than half of the votes cast at the meeting". Blank votes, invalid votes and abstentions do not count as votes cast (article 54.1). For these decisions, the Model Regulations 2017 set no separate quorum.

Worked example. A VvE has twelve apartments with one vote each. Seven owners attend. Four vote in favour, two against and one casts a blank vote. Six votes were cast; four is more than half of that. The proposal is adopted.

Is the vote tied on a decision about matters (for example three for, three against)? Then the proposal is deemed to be rejected (article 54.2). Votes on people have separate rules for a re-vote.

Two thirds: the heavier decisions

Article 56.5 of the Model Regulations 2017 lists a number of decisions that carry more weight. They include:

• expenditure outside ordinary maintenance;
• spending from the reserve fund that is not in the adopted MJOP (multi-year maintenance plan);
• adopting or amending the house rules (huishoudelijk reglement);
• commitments above a threshold amount (five thousand euros by default, unless the meeting has set a different amount);
• a renovation, or installing or removing installations, if this is not maintenance and is not in the MJOP.

Such decisions need two conditions: at least two thirds of the votes cast are in favour, and the persons entitled to vote who are present or represented at the meeting can cast at least two thirds of the total number of votes. Blank and invalid votes and abstentions again do not count.

Worked example. The same VvE with twelve votes wants a new installation that is not in the MJOP. Two thirds of twelve is eight, so at least eight votes must be present or represented. Only seven? Then no valid decision can be taken, however people vote.

The second meeting

If the two-thirds quorum is not reached, a second meeting is called. It is held no earlier than fifteen days and no later than six weeks after the first meeting. The notice must state that it is such a second meeting. At that second meeting, the same items can be decided by two thirds of the votes cast, regardless of how many votes are present (article 56.6). With a sub-division (ondersplitsing), the periods are doubled.

In practice: for an important proposal, plan a date for a possible second meeting in advance, and make sure owners who cannot attend give a proxy.

Four fifths and unanimity

Some decisions require even more, and then the law counts all votes, not just those cast:

• Amending the deed of division through the board is only possible on the basis of a decision with at least four fifths of the votes held by the owners, or a larger majority if the deed requires one (article 5:139(2) BW).
• Reserve fund not held in a separate VvE account: departing from this is possible, among other ways, by a decision with at least four fifths of the votes held by the owners (article 5:126(3) BW).

Unanimity is needed for a decision outside a meeting: all persons entitled to vote must agree in writing, by email or through the chosen electronic means (Model Regulations 2017, article 54.3). A proposal that was not on the agenda may also only be dealt with if all persons entitled to vote agree (article 50.2).

Record the turnout

Have everyone present sign the attendance list; a proxy signs on behalf of the owner they represent. The Model Regulations 2017 call this list "decisive for the quorum" (article 50.3). Record in the minutes, for each decision, how many votes were present, how many were for and against, and which majority applied.

Was a decision taken although the quorum or majority was not met? A decision that conflicts with the rules on how decisions are made is voidable (article 2:15(1)(a) BW). A request for annulment must be filed with the subdistrict court within one month (article 5:130 BW).

Frequently asked questions

Is there a minimum turnout for ordinary decisions?

Not in the law and not in the Model Regulations 2017: an absolute majority of the votes cast decides. Other regulations may require a quorum, so check your own deed.

Do blank votes count?

Not under the Model Regulations 2017. Blank votes, invalid votes and abstentions do not count as votes cast (articles 54.1 and 56.5).

Does an owner represented by proxy count towards the quorum?

Yes. The quorum is about votes present or represented, and a proxy signs the attendance list (articles 50.3 and 56.5).

Can the second meeting be held straight after the first?

Not under the Model Regulations 2017. There must be at least fifteen days in between, and no more than six weeks (article 56.6).

Voting without the arithmetic

Buur is building the simplest way for small VvE's to manage themselves, with clarity for every owner. The app is not available yet. Put your VvE on the waitlist and be the first to hear when you can start. Planning an online meeting soon? Also read what is allowed from 1 January 2027.

This article is general information, not legal advice. Always check your own deed of division and regulations. Last checked: 12 October 2026.

Sources

• Dutch Civil Code Book 5 (art. 5:112, 5:126, 5:127, 5:130, 5:139)
• Dutch Civil Code Book 2 (art. 2:15)
• Model Regulations for division into apartment rights 2017 (KNB), art. 50 to 56