How condo boards work, your rights as an owner, AGMs, bylaws, property management, and dispute resolution
When you buy a condo in Canada, you become a member of a condo corporation — an independent legal entity that owns and manages the common elements of the building. Understanding how the condo corporation operates, what authority the board has, and what your rights and obligations are as an owner is essential before purchasing. Poor condo governance is one of the leading causes of unexpected costs and special assessments that shock buyers who didn't do their due diligence.
A condominium corporation (called a strata corporation in BC, syndicat de copropriété in Quebec, and condominium corporation in other provinces) is a non-share-capital corporation created automatically when a condominium declaration is registered. It has two types of members: unit owners (who own their individual units) and the corporation itself (which owns and manages the common elements — lobbies, hallways, mechanical rooms, amenities, parking structures, and the building envelope).
The corporation is governed by an elected board of directors — volunteer unit owners who serve without compensation. The board has broad authority to:
| Province | Governing Act | Key Regulator |
|---|---|---|
| Ontario | Condominium Act, 1998 | Condominium Authority of Ontario (CAO) |
| British Columbia | Strata Property Act | BC Financial Services Authority |
| Quebec | Civil Code of Quebec (art. 1038–1109) | No separate regulator |
| Alberta | Condominium Property Act | Service Alberta |
| Manitoba | Condominium Act | Consumer Protection Office |
| Saskatchewan | Condominium Property Act | FCAA |
| Nova Scotia | Condominium Act | NS Service |
Every condo corporation must hold an AGM at least once per year. At the AGM, owners vote on: election/reelection of board directors, approval of the annual budget, approval of audited financial statements, and any extraordinary resolutions requiring owner approval. As a unit owner, attending the AGM is one of the most valuable things you can do to understand your building's financial health and governance direction.
Understanding what you own (and what the corporation owns) matters for insurance, maintenance responsibility, and renovation rights:
| Type | Examples | Maintenance Responsibility |
|---|---|---|
| Your unit | Interior walls, floors, fixtures, appliances | Owner pays directly |
| Common elements | Lobby, elevators, roof, parking structure | Condo corporation (your fees) |
| Exclusive use common elements | Your balcony, parking space, locker | Usually shared (structure corp, finishing owner) |
| Limited common elements | Windows, HVAC serving your unit | Varies by declaration — verify before buying |
Before finalizing any condo purchase, request and review: current year budget, audited financial statements (last 2 years), reserve fund study, current reserve fund balance, meeting minutes (last 2 years), and any outstanding engineering reports. In Ontario, this is all delivered via the status certificate. In BC via Form B plus separate document request. In Alberta via the mandatory information package under the Condominium Property Act.
Ontario created the Condominium Authority Tribunal (CAT) in 2017 to handle disputes between owners and corporations without expensive litigation. Common disputes include: record access disagreements, nuisance complaints, bylaw enforcement challenges, and (since 2021) parking/storage disputes. BC uses the Civil Resolution Tribunal (CRT) for strata disputes. Other provinces rely on mediation or court proceedings. Always attempt direct communication with the board before escalating to formal processes.
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