Canada: Condo Questions: Who Takes Charge Of Repairs To Condo Unit?

Last Updated: July 22 2015
Article by Robert Noce

Q: Our rental condo property recently sustained significant water damage due to a burst hot water pipe. What steps should I take to ensure my unit gets repaired to its pre-damage condition? Should I get my own contractor to assess necessary repairs and compare it to the board or insurance company's assessment? I was told that the board has to decide whether to claim insurance or use the reserve fund.

A: First, I do not understand how they can possibly use reserve fund money for a potential insurance loss. I find that hard to believe. Perhaps you misheard them. Further, under the Condominium Property Act, the condominium corporation is responsible for the maintenance and repair of the common property, so it makes sense for the corporation to repair the common property after an insurance claim, but what about repairing damage to a unit? The unit is owned by an individual owner and not the corporation.

The condominium corporation may have no legal authority to repair a unit or the improvements to the unit after an insurance claim, and the board may not want to become involved in repairing the units to the satisfaction of the individual owners. Additionally, some owners prefer to be in charge of repairs to their units after a loss to make sure that the work is done to their satisfaction.

Helpful Hint: When the condominium corporation and the affected owner communicate with one another, outstanding issues can more easily be resolved.

Q: I own a condo unit that comes with an underground parking stall. For the past six months, I have had issues with my garage remote. All of the remotes were replaced in 2009 without cost to the owners, but mine does not work properly. The property manager is ignoring me.

A: First, you need to determine whether the remote is your responsibility or the condominium corporation's responsibility. If it is your responsibility, then just get it fixed by a professional and incur the cost yourself. If it is the responsibility of the condominium corporation, then your inconvenience needs to be addressed.

Helpful Hint: Again, communication can solve the problem.

Q: We are an eight-unit condominium whose entire board has just resigned. We have sent notices to every owner requesting their presence at a meeting and the response has been very negative. What happens if we do not elect a board?

A: First, every condominium corporation must have a board. A board speaks for the condominium corporation. Without a board, no one speaks for the condominium corporation, and therefore the condominium corporation will be unable to negotiate any contracts or deal with any issues. This is a disaster for you and the other owners! In fact, I would suggest that if you do not get this issue resolved quickly, the value of your units will be negatively impacted.

Finally, if a board cannot be elected, then I would strongly suggest that an owner or a group of owners retain the services of a lawyer to make the necessary application in court to have an administrator appointed so that someone can operate the condominium corporation. This will come at a high cost to the condominium corporation and therefore individual owners (i.e., higher condo fees to pay for all of this).

Helpful Hint: The thought of owners resigning en masse and then having no one else interested in the condominium corporation is an absolute disgrace, and makes no sense for anyone having an ownership position.

Q: Our condo bylaws clearly state that draft minutes of a board meeting are to be sent to each owner or resident within 10 days of that meeting. At the following meeting, they will be checked for any errors or omissions, corrected, and then approved. Our new condominium manager seems to have taken over the care of the board meeting minutes and will not send out draft minutes, but insists that approval and distribution of the minutes must wait for approval at the following board meeting. This can take a while, as the board usually meets every two months. The last minutes we received were from November 2014, even though there have been several board meetings and an AGM since then. In view of the above disregard of our bylaws, what recourse do we have?

 A: If the board is not following the bylaws of the condominium corporation, then an owner or group of owners should hire a lawyer to assist them in bringing an application in court alleging improper conduct on the part of the board. If, in fact, it can be established that the board failed to follow the bylaws, then the court may grant any order it deems necessary to ensure that the board follows the bylaws. If you are not interested in the court process, then I would suggest that you call an Extraordinary General Meeting. If your bylaws allow for this, have every board member removed from the board and elect a new board that will follow the bylaws.

Helpful Hint: The onus will be on the owners to deal with this problem. There is no condominium police that will come to your rescue.

Q: What are the board president's rights with respect to voting and other actions? Our president votes, makes motions and runs the meeting.

A: First, the chair of a meeting has every right to make or second a motion. I would need to review your bylaws to determine whether or not the president or chair's right to make motions is limited in any way. It would appear as though you have a strong president.

Helpful Hint: A lot of times these issues are raised not because of a legal concern but rather due to a personality conflict.

Originally published by The Edmonton Journal.

The content of this article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.

To print this article, all you need is to be registered on

Click to Login as an existing user or Register so you can print this article.

Robert Noce
In association with
Related Video
Up-coming Events Search
Font Size:
Mondaq on Twitter
Register for Access and our Free Biweekly Alert for
This service is completely free. Access 250,000 archived articles from 100+ countries and get a personalised email twice a week covering developments (and yes, our lawyers like to think you’ve read our Disclaimer).
Email Address
Company Name
Confirm Password
Mondaq Topics -- Select your Interests
 Law Performance
 Law Practice
 Media & IT
 Real Estate
 Wealth Mgt
Asia Pacific
European Union
Latin America
Middle East
United States
Worldwide Updates
Check to state you have read and
agree to our Terms and Conditions

Terms & Conditions and Privacy Statement (the Website) is owned and managed by Mondaq Ltd and as a user you are granted a non-exclusive, revocable license to access the Website under its terms and conditions of use. Your use of the Website constitutes your agreement to the following terms and conditions of use. Mondaq Ltd may terminate your use of the Website if you are in breach of these terms and conditions or if Mondaq Ltd decides to terminate your license of use for whatever reason.

Use of

You may use the Website but are required to register as a user if you wish to read the full text of the content and articles available (the Content). You may not modify, publish, transmit, transfer or sell, reproduce, create derivative works from, distribute, perform, link, display, or in any way exploit any of the Content, in whole or in part, except as expressly permitted in these terms & conditions or with the prior written consent of Mondaq Ltd. You may not use electronic or other means to extract details or information about’s content, users or contributors in order to offer them any services or products which compete directly or indirectly with Mondaq Ltd’s services and products.


Mondaq Ltd and/or its respective suppliers make no representations about the suitability of the information contained in the documents and related graphics published on this server for any purpose. All such documents and related graphics are provided "as is" without warranty of any kind. Mondaq Ltd and/or its respective suppliers hereby disclaim all warranties and conditions with regard to this information, including all implied warranties and conditions of merchantability, fitness for a particular purpose, title and non-infringement. In no event shall Mondaq Ltd and/or its respective suppliers be liable for any special, indirect or consequential damages or any damages whatsoever resulting from loss of use, data or profits, whether in an action of contract, negligence or other tortious action, arising out of or in connection with the use or performance of information available from this server.

The documents and related graphics published on this server could include technical inaccuracies or typographical errors. Changes are periodically added to the information herein. Mondaq Ltd and/or its respective suppliers may make improvements and/or changes in the product(s) and/or the program(s) described herein at any time.


Mondaq Ltd requires you to register and provide information that personally identifies you, including what sort of information you are interested in, for three primary purposes:

  • To allow you to personalize the Mondaq websites you are visiting.
  • To enable features such as password reminder, newsletter alerts, email a colleague, and linking from Mondaq (and its affiliate sites) to your website.
  • To produce demographic feedback for our information providers who provide information free for your use.

Mondaq (and its affiliate sites) do not sell or provide your details to third parties other than information providers. The reason we provide our information providers with this information is so that they can measure the response their articles are receiving and provide you with information about their products and services.

If you do not want us to provide your name and email address you may opt out by clicking here .

If you do not wish to receive any future announcements of products and services offered by Mondaq by clicking here .

Information Collection and Use

We require site users to register with Mondaq (and its affiliate sites) to view the free information on the site. We also collect information from our users at several different points on the websites: this is so that we can customise the sites according to individual usage, provide 'session-aware' functionality, and ensure that content is acquired and developed appropriately. This gives us an overall picture of our user profiles, which in turn shows to our Editorial Contributors the type of person they are reaching by posting articles on Mondaq (and its affiliate sites) – meaning more free content for registered users.

We are only able to provide the material on the Mondaq (and its affiliate sites) site free to site visitors because we can pass on information about the pages that users are viewing and the personal information users provide to us (e.g. email addresses) to reputable contributing firms such as law firms who author those pages. We do not sell or rent information to anyone else other than the authors of those pages, who may change from time to time. Should you wish us not to disclose your details to any of these parties, please tick the box above or tick the box marked "Opt out of Registration Information Disclosure" on the Your Profile page. We and our author organisations may only contact you via email or other means if you allow us to do so. Users can opt out of contact when they register on the site, or send an email to with “no disclosure” in the subject heading

Mondaq News Alerts

In order to receive Mondaq News Alerts, users have to complete a separate registration form. This is a personalised service where users choose regions and topics of interest and we send it only to those users who have requested it. Users can stop receiving these Alerts by going to the Mondaq News Alerts page and deselecting all interest areas. In the same way users can amend their personal preferences to add or remove subject areas.


A cookie is a small text file written to a user’s hard drive that contains an identifying user number. The cookies do not contain any personal information about users. We use the cookie so users do not have to log in every time they use the service and the cookie will automatically expire if you do not visit the Mondaq website (or its affiliate sites) for 12 months. We also use the cookie to personalise a user's experience of the site (for example to show information specific to a user's region). As the Mondaq sites are fully personalised and cookies are essential to its core technology the site will function unpredictably with browsers that do not support cookies - or where cookies are disabled (in these circumstances we advise you to attempt to locate the information you require elsewhere on the web). However if you are concerned about the presence of a Mondaq cookie on your machine you can also choose to expire the cookie immediately (remove it) by selecting the 'Log Off' menu option as the last thing you do when you use the site.

Some of our business partners may use cookies on our site (for example, advertisers). However, we have no access to or control over these cookies and we are not aware of any at present that do so.

Log Files

We use IP addresses to analyse trends, administer the site, track movement, and gather broad demographic information for aggregate use. IP addresses are not linked to personally identifiable information.


This web site contains links to other sites. Please be aware that Mondaq (or its affiliate sites) are not responsible for the privacy practices of such other sites. We encourage our users to be aware when they leave our site and to read the privacy statements of these third party sites. This privacy statement applies solely to information collected by this Web site.

Surveys & Contests

From time-to-time our site requests information from users via surveys or contests. Participation in these surveys or contests is completely voluntary and the user therefore has a choice whether or not to disclose any information requested. Information requested may include contact information (such as name and delivery address), and demographic information (such as postcode, age level). Contact information will be used to notify the winners and award prizes. Survey information will be used for purposes of monitoring or improving the functionality of the site.


If a user elects to use our referral service for informing a friend about our site, we ask them for the friend’s name and email address. Mondaq stores this information and may contact the friend to invite them to register with Mondaq, but they will not be contacted more than once. The friend may contact Mondaq to request the removal of this information from our database.


This website takes every reasonable precaution to protect our users’ information. When users submit sensitive information via the website, your information is protected using firewalls and other security technology. If you have any questions about the security at our website, you can send an email to

Correcting/Updating Personal Information

If a user’s personally identifiable information changes (such as postcode), or if a user no longer desires our service, we will endeavour to provide a way to correct, update or remove that user’s personal data provided to us. This can usually be done at the “Your Profile” page or by sending an email to

Notification of Changes

If we decide to change our Terms & Conditions or Privacy Policy, we will post those changes on our site so our users are always aware of what information we collect, how we use it, and under what circumstances, if any, we disclose it. If at any point we decide to use personally identifiable information in a manner different from that stated at the time it was collected, we will notify users by way of an email. Users will have a choice as to whether or not we use their information in this different manner. We will use information in accordance with the privacy policy under which the information was collected.

How to contact Mondaq

You can contact us with comments or queries at

If for some reason you believe Mondaq Ltd. has not adhered to these principles, please notify us by e-mail at and we will use commercially reasonable efforts to determine and correct the problem promptly.