Who this page applies to
This page explains board (executive board) meeting notice rules for Pennsylvania condominiums governed by the Uniform Condominium Act (UCA), 68 Pa. C.S. Chapter 33, specifically § 3308 (meetings).
It does not cover:
- Pennsylvania HOAs / planned communities, which follow the nearly identical rules in 68 Pa. C.S. § 5308 of the Uniform Planned Community Act.
- Cooperatives, governed under Chapter 43.
- Condominiums created before the UCA’s effective date under predecessor statutes (including the Unit Property Act of 1963), which may not be covered.
The rule in ordinary language
Pennsylvania condominium meeting rules closely mirror the HOA rules in the UPCA. The core provisions are nearly identical.
10 to 60 days advance notice. Under § 3308(a), the association’s designated officer must cause notice to be delivered not less than 10 nor more than 60 days before any meeting. Notice must include the meeting time and place, and the specific agenda items: proposed declaration or bylaw amendments, budget or assessment changes, and officer or director removal proposals.
Delivery methods include electronic. Act 115 of 2022 (effective May 1, 2023) amended § 3308(b) to permit electronic notice — by fax, email, or other electronic communication — if the unit owner has agreed in writing to accept electronic notice or if the bylaws authorize it.
Remote participation is permitted. Members may attend meetings via conference telephone or other remote electronic technology, including the Internet. Remote participation counts as in-person attendance (§ 3308(c)).
Meetings may be recorded. The board may record meetings by audio or video with an announcement at the start. Recordings must be available to unit owners for at least six months (§ 3308(e)).
Pre-election candidate session. When candidates exceed open board positions, the association must hold a special session at least seven days before the election (§ 3308(d)).
What is actually different about Pennsylvania condos
The open meeting gap — same as the HOA act. Pennsylvania’s UCA Chapter 33 appears to contain no mandatory open meeting requirement for condominium executive boards, and no executive session framework. This makes Pennsylvania condominiums structurally similar to Pennsylvania HOAs — and structurally different from every neighboring state’s condominium law.
Maryland’s Condominium Act (§ 11-109.1) requires open executive board meetings and imposes an eight-category closed-session framework with documented individual vote records. Virginia’s Condominium Act (§ 55.1-1949) requires open meetings and a two-vote executive session process. Delaware’s DUCIOA (§ 81-308A) requires open meetings post-declarant-control. Pennsylvania’s UCA appears to simply require advance notice.
Whether this gap matters in practice depends entirely on your association’s governing documents. Many Pennsylvania condominium declarations and bylaws include their own open meeting provisions. But those are private contractual commitments, not statutory rights.
Act 115 of 2022 modernized delivery, not access. The 2023 amendments to § 3308 updated electronic notice and remote participation provisions. They did not add an open meeting requirement.
The notice window is identical to the HOA act. Pennsylvania’s 10–60-day window for condo meetings matches the UPCA’s window exactly. A board member who manages both a PA condo and a PA HOA is working from the same meeting notice framework.
Operational questions to ask
If you are on a board:
- Do your condominium declaration or bylaws impose open meeting requirements? If they do, those contractual provisions govern independently of the statute.
- Has your notice practice been updated to reflect Act 115 of 2022? Electronic notice is now available if the unit owner consented in writing or the bylaws authorize it.
- Does each meeting notice name the specific agenda items § 3308(a) requires — proposed amendments, assessment changes, removal proposals — when those items will be on the agenda?
If you are an owner:
- Review your condominium declaration and bylaws for open meeting provisions. If they require open meetings or establish executive session procedures, those are enforceable rights — not statutory rights, but contractual ones.
- If your governing documents are silent on open meetings, you may not have a right to attend board meetings under current Pennsylvania statutory law. This is an unusual situation in the mid-Atlantic region; most neighboring states treat board meeting openness as a statutory baseline.
- You are entitled to at least 10 days’ advance notice of any meeting. Review whether the notice you receive identifies the specific agenda items § 3308(a) requires.
What to do next
Verify the current text of § 3308 directly at legis.state.pa.us (Title 68, Chapter 33, Section 8). Act 115 of 2022 amended several Title 68 provisions effective May 1, 2023; confirm you are reading the current consolidated version.
This page is the explainer layer, not a legal memo. Confirm current statute text at the source link before relying on specific procedural details.
Next step
Apply condo board meeting notice to a specific Pennsylvania HOA.
This page explains the rule. The next step is putting it against an actual budget — pick the option that fits and we'll start with the state already filled in.