Asamblea de Propiedad Horizontal in Colombia: Notice and Quorum

If you administer a conjunto or edificio under Colombia's régimen de propiedad horizontal, the convocatoria is the document that every later decision depends on. This guide follows Ley 675 de 2001, arts. 37 to 49. It is general information, not legal advice: your reglamento de propiedad horizontal can add requirements, and the law was checked on 2 October 2026.

The short answer

• Ordinary asamblea: at least once a year, on the date in the reglamento; if it is silent, within three months after the end of each budget period (art. 39).
• Notice: the administrador convenes the ordinary asamblea at least 15 calendar days ahead (art. 39).
• Delivery: a communication sent to each owner at the last address they registered. The convocatoria lists the owners who owe contributions to the expensas comunes (art. 39, parágrafos).
• Quorum: more than half of the coeficientes; decisions by half plus one of the coeficientes represented (art. 45). In residential buildings and conjuntos, the Constitutional Court (sentencias C-522 and C-738 of 2002) held that the coeficiente vote applies to decisions of economic content; for the others, quorum and majorities are counted by units: one unit, one vote.
• No quorum: second meeting «el tercer día hábil siguiente al de la convocatoria inicial», 8 p.m., valid with two or more owners (a "número plural") (art. 41). The convocatoria must always record this rule.

Ordinary and extraordinary asamblea

The ordinary asamblea examines the general situation of the copropiedad, makes the appointments that belong to it, and approves the accounts of the last year and the budget for the next (art. 39). The administrador convenes it.

An extraordinary asamblea meets when urgent or unforeseen needs of the building require it. It can be called by the administrador, the consejo de administración (where one exists, art. 53), the revisor fiscal, or owners holding at least one fifth of the coeficientes de copropiedad.

For extraordinary meetings, non-presential meetings and decisions by written communication, the notice must include the orden del día, and no decisions can be taken on topics that are not in it (art. 39, parágrafo 1).

If nobody convenes the ordinary asamblea, it meets by itself on the first business day of the fourth month after the budget period ends, at the place and time in the reglamento or, failing that, at the building at 8 p.m. (art. 40). A meeting held on any day without a convocatoria is also valid if the participants represent all of the coeficientes (art. 40).

What the convocatoria must contain

The law fixes the notice period, the delivery rule and three contents: the orden del día (for extraordinary meetings, non-presential meetings and decisions by written communication), the list of owners in arrears, and a record of the second-call rule (art. 41: "En todo caso… deberá dejarse constancia"). Your reglamento may require more, for example the place, the hour or the way to give a proxy.

Keep proof of what was sent, to whom, and when. The acta must later state "la forma de la convocatoria" (art. 47).

Quorum, majorities and second call

• General rule (art. 45): the asamblea meets with owners representing more than half of the coeficientes and decides with half plus one of the coeficientes represented. Each owner's vote equals the coeficiente of their unit (art. 37), with this exception.
• Housing: coeficiente vote only for economic matters. In residential buildings and conjuntos, the Constitutional Court (sentencias C-522 and C-738 of 2002) held that the coeficiente vote applies to decisions of economic content; for the others, quorum and majorities are counted by units: one unit, one vote (quorum: more than half of the units; decision: half plus one of the units present or represented).
• Cap on required majorities: except for ending the propiedad horizontal, the law does not allow a majority above 70% of the coeficientes to be required; stricter figures in a reglamento are treated as unwritten.
• Qualified majority of 70% (art. 46): among others, changes to the use of common areas, extraordinary expensas that in the budget year exceed four times the monthly necessary expensas, and approval of common expensas other than the necessary ones. Under the parágrafo of art. 46, these decisions cannot be taken in non-presential meetings, nor in second-call meetings, "salvo que en este último caso se obtenga la mayoría exigida por esta ley" (unless, in the second-call case only, the majority the law requires is obtained). That exception applies to second-call meetings only.
• Second call (art. 41): held «el tercer día hábil siguiente al de la convocatoria inicial» (the third business day after the initial convocatoria) at 8 p.m., unless the reglamento provides otherwise, and it decides validly with two or more owners (a "número plural") whatever the coeficientes represented.

Meeting online

Art. 42 recognises a remote (non-presential) asamblea when, and only if it can be proven, owners or their representatives deliberate and decide through simultaneous or successive communication with the quorum required in each case. For successive communications, the exchange must happen immediately, which the revisor fiscal attests (mandatory in commercial or mixed conjuntos, art. 56; in residential ones, if the asamblea elects one). The law requires unequivocal proof of who spoke, what they said and at what time, plus a copy of the convocatoria. Decisions under art. 46 cannot be taken in a non-presential meeting. Art. 44 adds that decisions are ineffective if an owner does not take part in the communication, and that the acta must be entered in the book, signed and communicated to the owners within ten days. The scope of the rule on every owner taking part is read in different ways: confirm the exact procedure with the administrador or a lawyer.

In practice, a video call is one possible medium. Whether yours meets the proof requirements is for the administrador and the revisor fiscal to confirm, with a lawyer if the topic is sensitive.

Convocatoria template

[NOMBRE DEL CONJUNTO / EDIFICIO] — PROPIEDAD HORIZONTAL
CONVOCATORIA A ASAMBLEA GENERAL DE COPROPIETARIOS
[ORDINARIA / EXTRAORDINARIA]

Fecha de la convocatoria: [día/mes/año]
Convoca: [administrador / consejo de administración (cuando existe) / revisor fiscal /
         propietarios que representan al menos 1/5 de los coeficientes]

Se convoca a los copropietarios a la asamblea [ordinaria / extraordinaria]:
Fecha: [día/mes/año]     Hora: [__:__]
Lugar: [dirección y salón]
Modalidad: [presencial / no presencial: enlace y medio de prueba / mixta]

ORDEN DEL DÍA
1. Verificación del quórum
2. Designación del presidente y del secretario de la asamblea
3. Lectura y aprobación del orden del día
4. [Informe del administrador y estados financieros del ejercicio ____]
5. [Presupuesto de ingresos y gastos del año ____ y cuotas de administración]
6. [Elección del consejo de administración / revisor fiscal, si procede]
7. [Punto específico, descrito con precisión]
8. Proposiciones y varios [solo si el reglamento lo permite;
   en extraordinaria no se decide sobre temas que no estén en el orden del día]

SEGUNDA CONVOCATORIA: si no hay quórum, la asamblea se reunirá el [fecha:
tercer día hábil siguiente a la fecha fijada para la primera reunión], a las
8:00 p.m. [o lo que disponga el reglamento], y decidirá válidamente con un
número plural de propietarios, cualquiera que sea el porcentaje de
coeficientes representados.

PROPIETARIOS EN MORA CON LAS EXPENSAS COMUNES
[Unidad — nombre — valor adeudado a la fecha]

PODERES: [forma y plazo para entregar el poder, según el reglamento]

Enviada el [fecha] por [medio] a la última dirección registrada de cada
propietario, por [nombre y cargo].
Firma: ______________________  Administrador

Four fields cause trouble most often:

• The authority of the person calling. Decisions of an asamblea convened by someone without the power to convene can be challenged (art. 49). The deadline and procedure are now set by the Código General del Proceso (Ley 1564 de 2012, art. 382): the lawsuit must be filed within two months of the date of the act (or of its registration, if the act is subject to registration), under penalty of caducidad (loss of the right). Consult a lawyer without delay.
• A precise orden del día. If a cuota, an extraordinary expensa or a reglamento change will be voted, name it.
• The arrears list. It is a legal content of the convocatoria (art. 39, parágrafo 2).
• The second-call notice. The law requires the first convocatoria to record the rule (art. 41). The law counts the third business day from "la convocatoria inicial"; the template uses the date fixed for the first meeting, and if your reglamento says otherwise, confirm with your lawyer.

What Unitify does

Unitify helps around the asamblea. It does not replace it.

• Announcements in the resident app, to remind owners of the date, time and orden del día next to the formal convocatoria you send.
• Surveys and polls to consult owners before or between meetings. A vote in the app is not the statutory asamblea by itself, and Unitify has no video of its own: if you meet online, use a service such as Zoom or Meet and keep the proof the law asks for.
• Billing of cuotas de administración and a current view of the cartera, so the arrears list for the convocatoria comes from one place.

See Unitify in Colombia, resident voting and billing of cuotas. Reading next: the cuota de administración, the budget and the fondo de imprevistos.

Book a demo to see announcements and surveys at work.