Owners' General Meeting in Azerbaijan: Quorum and Decisions

Under the Housing Code the owners' general meeting is the building's management body (art. 43.1). It chooses the management form, decides on repair and reconstruction, and decides who may use the common property. Whether a meeting was valid, and whether a decision passed, depends on four numbers: quorum, threshold, notice period and vote weight. Here they are, with a notice template and a ballot checklist. The text read is the Housing Code in force from 26 December 2025.

Quorum: more than half of all votes

The meeting is competent when owners or their representatives holding more than 50% of all votes attend (art. 44.3, the yetərsay). If there is no quorum, the meeting has to be held again. The Code gives no lower quorum for that repeat meeting, so a building that cannot gather more than half of its votes cannot decide anything. That is the structural reason why absentee voting and good notice matter.

Thresholds: two kinds of decision

• Two thirds of all votes for the decisions in arts. 43.2.1 to 43.2.3: reconstruction (including extension or raising the building), construction of outbuildings and other structures, repair of the common property, limits of use of the land plot, and giving the common property into use (art. 45.1).
• A majority of the votes present for everything else, including the choice of management form (art. 43.2.4).

Votes are weighted by each owner's share in the common property (art. 47.3). Decisions bind all owners, including those who did not vote (art. 45.5), and are recorded in minutes (protokol) in the form the meeting itself determines (art. 45.1).

Inside an owners' association (MMMC) the participants' meeting has its own rule: reorganization or liquidation, borrowing including bank credit, use of business income and letting the common property need two thirds of all participants; everything else passes on a majority of those present (art. 126.4).

Notice: at least ten days

The owner who initiates the meeting must notify the owners at least ten days before it (art. 44.4), by:

• registered post (unless the general meeting has decided another method of sending it),
• hand delivery to each owner against signature, or
• posting in the place or places that the general meeting has designated and that all owners can reach.

The brackets in art. 44.4 matter for any digital process: the meeting itself may resolve on another method of sending the notice. That is a decision the building takes, not a right a platform has, so record it in a decision before relying on it.

Notice checklist (art. 44.5)

The notice has to state:

1. who initiated the meeting;
2. the form: a session (iclas) or absentee voting (qiyabi səsvermə);
3. date, place and time; for absentee voting, the date by which owners' decisions must be given and the place or address where they must be delivered;
4. the agenda;
5. how to see the information and materials that will be presented.

Absentee voting is written

Absentee voting is allowed, and it is done only through the owner's decision drawn up in writing and sent to the place or address named in the notice (arts. 46.1, 47.5). Each written decision must show:

• who is voting;
• the document proving title to the premises;
• for every agenda item, one of «lehinə» (for), «əleyhinə» (against) or «bitərəf» (abstain) (art. 46.3).

There is no electronic voting provision in the Code. The only places where it mentions electronic systems are two unrelated document-retrieval procedures, none of which concerns meetings.

If one owner holds the whole building

Where one owner holds all premises, that owner decides alone, in writing, and none of the convening rules apply (art. 45.7). See our overview of the Housing Code.

What Unitify does

Unitify's resident voting records votes and surveys from the resident app and shows participation as it comes in, but it does not by itself make a meeting legally valid. Where the Code asks for a written decision, as it does for an absentee vote, keep that written decision. The app is useful around it: for polls, for reaching owners before the meeting, and for seeing who has responded. For the wider picture see Unitify for Azerbaijan and pricing, or book a demo.

Sources: Housing Code of the Republic of Azerbaijan, 30.06.2009, consolidation in force from 26.12.2025, e-qanun.az/framework/46955, arts. 43-47, 126.4. Checked 10 September 2026; recheck for later amendments before relying on it.