Emergency Owners’ Meeting in a Panama Condo: How to Call One

Short answer: In a Panama condominium (called a propiedad horizontal, or P.H.), an emergency owners’ meeting can be called by the board, the administrator, or at least 20% of owners who are current on fees. The notice must go out 3 to 5 calendar days before the meeting and must contain six items required by Law 284 of 2022.

After the October 9, 2026 earthquake, many condo boards and foreign owners are asking the same thing: how do we hold a valid emergency meeting? If you own a unit in Panama and live abroad, this is also how you take part.

When is an emergency meeting allowed?

Article 64 of Law 284 allows an extraordinary meeting when needs are unforeseen or urgent and the building requires it. Possible structural damage, elevator failure or damage to common systems after a quake clearly qualifies.

Who can call it?

• The board of directors (Junta Directiva).
• The administrator.
• At least 20% of the owners who are current on common-expense fees, acting on their own right. In that case the owners elect an ad hoc chair and secretary at the meeting (art. 65).

Step by step

1. Define the agenda. Structural inspection, urgent repairs, use of the Contingency Fund, a special assessment, hiring an engineer. A vague agenda invites challenges.
2. Write the notice with the six required items (art. 66): date of the notice, type of meeting (extraordinary), date and time, place and/or online platform, agenda, and the name and position of whoever calls it.
3. Respect the notice period: not less than 3 nor more than 5 calendar days (art. 65).
4. Choose the format. Meetings can be in person, virtual or hybrid, with validated audio and video (art. 67). After structural damage, virtual is often the safest.
5. Collect proxies. Owners may be represented by an agent who does not have to be an owner. A proxy can be physical, public, private or electronic and is accepted up to the moment quorum is checked (art. 68). The administrator cannot represent any owner.
6. Check quorum (more than half of the owners, see our quorum guide).
7. Record the minutes with everything art. 71 requires: meeting number, transcript of the notice, attendees and units, quorum, matters discussed, motions with vote counts, and signatures.

If you are a foreign owner abroad

• Ask the administrator for the meeting link and the notice in writing.
• Send a proxy by email. It needs your name, the agent’s name and your unit’s property (finca) and unit number. A private proxy needs no formalities (art. 68).
• Keep copies of everything. You are bound by decisions taken with the legal percentages even if you did not attend.

When there is no time to wait

The board may authorize an urgent extraordinary disbursement from surplus or reserves for a necessary, indispensable repair that cannot wait for the notice period, and must inform owners afterwards (art. 80).

Frequently asked questions

Can the emergency meeting be held by video call?

Yes, as long as it complies with articles 67 and 71 and the Ministry of Housing’s rules on technological means.

What if there is no quorum?

If after one hour there is no quorum, the secretary records it in minutes and the meeting may proceed with 20% of the owners (art. 67). Special assessments follow different percentages.

Who drafts the notice and the minutes?

The board or administrator, ideally with legal support so the minutes cannot be challenged.

Informational only; not legal advice. Based on Law 284 of February 14, 2022.

Related guides

• Quorum and Votes in a Panama Condo Meeting (Law 284)
• Condo Board Checklist After an Earthquake in Panama
• Earthquake in Panama: Can I Return to My Condo?
• Is It Safe to Move to Panama in 2026? Expat Guide