Ontario Condo Act 101: A Guide for Condo Boards and Owners

The Ontario Condominium Act is Ontario’s rulebook for condos. Together with the Regulations under it, the Act explains what Condo Boards must do, and the rights and responsibilities Owners have: from fees and records to meetings and disputes.  

If you’re a condo Owner, it helps to know the basics. If you’re on the Board (or thinking about it), it’s essential. This guide breaks the Act down into plain language and highlights the areas you’ll deal with most often. We’ve also thrown in a few compliance tips from our expert Ontario Community Managers for good measure.

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What is the Ontario Condo Act?

The Ontario Condo Act is a provincial law that regulates condominiums across Ontario. It applies to all types of condominiums and covers how they’re created, operated, and managed.  

In practical terms, the Act sets out the:  

• Duties and powers of Condo Boards 

• Requirements for financial management & reporting  

• Rights and responsibilities of Condo Owners 

• Dispute resolution options 

It also includes rules about insurance, repairs, leasing, and buying or selling of units.  

In plain language: The Condominium Act Ontario sets the basics for how condo communities run, how money is managed, how records are handled, and how disputes are resolved. 

The Act isn’t just “a Board document.” It applies across the entire community, including: 

•  The Condominium Corporation
• The Board of Directors
•  Unit Owners
• Residents and tenants (who are expected to follow the condo’s rules) 

It also sits above your governing documents, meaning the declaration, bylaws, and rules can’t contradict the Act.

Governing Documents (and How They Fit Together)

In addition to the Ontario Condominium Act, 1998, each Condominium Corporation has its own set of governing documents: 

• The Declaration – Often considered the condo’s “constitution”. It explains how expenses are shared, which areas are exclusive‑use, and who is responsible for maintenance. 
• Bylaws – The operating manual for the Corporation. They outline how the Condo Board carries out its duties. 
• Rules - Day‑to‑day expectations for condo living, meant to support a safe and harmonious community.
  
  

“If you think of your Board as a hockey team (Go Leafs Go!), the Condo Act is your rule book, and your governing documents are the play book. The Act sets the league rules; your documents set how your team plays the game. Keep your Board on a winning streak and out of the penalty box.” 

Quick hierarchy refresher: Condominium Act → Declaration → Bylaws → Rules. Translation: your playbook can’t break the league rules. 

Need-to-Know Areas of the Act

Here are the key areas Boards and Owners deal with most often day-to-day. 

Duties and Powers of Condo Boards

The Board of Directors are responsible for managing the affairs of the Corporation and ensuring compliance with the Act. This includes:

• Overseeing the maintenance of common elements.
• Preparing and distributing relevant financial records.
• Enforcing the bylaws & rules.
• Maintaining accurate records of the Corporation.

All Condo Directors must complete the Condominium Authority of Ontario’s (CAO) mandatory training within six months of appointment.  

What this looks like in practice: Boards ensure the Corporation runs smoothly and fairly. This includes planning maintenance, overseeing finances, following proper decision‑making processes, and enforcing rules consistently. Clear minutes, documented decisions, and early communication go a long way toward preventing disputes. 

Rights and Responsibilities of Condo Owners

Every condominium Owner plays a role in smooth operation of the Corporation's. This involves:

• Voting at Annual General Meetings (AGMs)

• Maintaining their Unit

• Fulfilling your obligation to pay common expenses (or condo fees)

Psst...If you want a clearer breakdown of what’s typically included in common expenses, see our guide on what condo fees cover for the most common questions about fees, budgets, and shared expenses. 

Owners also have key rights such as access to certain records and the expectation of the fair enforcement of the condo’s rules. When Boards and Owners share a basic understanding of the Act and governing documents, issues are often resolved faster and with less conflict.  

Dispute Resolution

Disputes can happen. Prompt, clear communication often resolves minor disagreements. If needed, parties may use mediation or arbitration. 

For certain issues, like disagreements about records or breaking rules, the Condominium Authority Tribunal (CAT) offers an accessible online platform for dispute resolution. Regulations define CAT jurisdiction, so check first if an issue qualifies to avoid going down the wrong path.

Insurance

Under the Ontario Condo Act, Condo Corporations must have insurance coverage for:

1. Property: covering damage to units and common elements from things like fire or windstorms

2. Liability: protecting the Corporation, Board, and agents against claims related to injury or property damage on common elements 

Condo Boards often get asked about insurance, especially what’s covered and who pays the deductible. The Act outlines when an Owner may be responsible for an insurance deductible. The Corporation is required to distribute an Information Certificate Update for any change in the Corporation’s deductibles or the maximum amount that could be added to an Owner’s common expenses.  

Financial Management

The Act sets out key financial responsibilities for Boards including: 

1. Annual Budget – Prepared and approved yearly, the budget must be provided to Owners at least 15 days prior to its implementation. We’ve covered the breakdown of budgets and what you should know previously if you’re unsure where to start.

2. Reserve Fund – This account is maintained for any major repairs or replacements of common elements such as elevators, roofs, and boilers. A reserve fund study must be done at least every three years.

3. Audit – A Condominium Corporation’s audit report must be completed then delivered and presented to Owners annually. 

Financial governance is one of the main reasons the Condominium Act Ontario matters. This creates transparency by helping Owners understand how fees are set and how the Corporation plans for long‑term repairs.  

Condo Corporations must send out the Periodic Information Certificate at least twice a year. This document provides information about the Corporation’s financial health, Board members, insurance, and more.  

Tips for Compliance from Our Ontario Condo Managers

Being on a Condo Board isn’t always easy, but a few habits make a big difference. 

Records & Documentation 

Good records support transparency, smooth Board transitions, and fewer disputes. Keep clear minutes, organized financials, and decision notes, especially for major projects and rule enforcement. 

Meetings, Voting & Decisions 

Treat Board meetings and votes like formal governance moments not informal check-ins. Follow your notice and quorum requirements, make motions clearly, record who voted (and the outcome), and keep accurate minutes. When the process is consistent and well documented, decisions are easier to defend and disputes are less likely. 

Get the Right Support 

Seek legal advice when documents or laws overlap, or when a dispute escalates. Licensed Condominium Managers can support day‑to‑day operations, documentation, and communication. Ontario requires Condo Managers to be licensed under the Condominium Management Services Act, 2015 and you can verify licenses through the Condominium Management Regulatory Authority of Ontario (CMRAO) public registry.   

Modern Governance Under the Ontario Condominium Act 

Condo governance in Ontario has evolved in recent years, including changes tied to Bill 91, Less Red Tape, Stronger Economy Act, 2023. Many Condominium Corporations now mix in‑person practices with digital tools for meetings, voting, and communication.  

What matters most is using these tools with clear processes and good records. 

Meetings and participation 

Virtual or hybrid meetings can boost turnout and make it easier for Owners who travel, work irregular hours, or live off-site to stay involved. To keep participation meaningful, set clear expectations (how to ask questions, speak, or submit comments), use basic meeting controls (muting, chat moderation, time limits), and share materials in advance so Owners can follow along. 

Voting and decision‑making 

Electronic voting can streamline decisions, if it aligns with the Act and your governing documents. Boards still need to meet notice and quorum requirements and keep voting records. Technology supports governance; it doesn’t replace it.

Electronic communication and records 

Electronic delivery of notices and documents is common. It works best when Owner contact info is up to date and records are well organized. Store and retain records in line with the Act and make them accessible when needed. 

Bottom line: Modern tools can improve participation and communication, but they work best with consistent procedures and transparent decision‑making.  

Empowering Condo Boards & Owners in Ontario

When communities understand the rules of the game and how governing documents fit within them, decisions are clearer, communication improves, and disputes are easier to manage. 

At Tribe, our goal is to provide information, education, and support to Condo Owners and Boards across Ontario. This guide is part of our commitment to Community Management with Heart, helping communities feel informed, confident, and supported. 

The Condo Act can feel complex, but the goal is simple: fair governance, responsible management, and clearer condo living for everyone. 

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Frequently Asked Questions About the Ontario Condominium Act 

Does the Condominium Act apply to Owners or just the Board? 

The Act applies to everyone: Owners, Residents, and the Board. Everyone must follow the Act along with the condo’s bylaws and rules. 

What happens if a condo’s bylaws or rules conflict with the Act? 

If there’s a conflict, the Condominium Act takes precedence. The general hierarchy is: 
Condominium Act → Declaration → Bylaws → Rules. 
In other words, a condo’s internal documents can’t override provincial law. 

What is the Condominium Authority Tribunal (CAT)? 

The Condominium Authority Tribunal (CAT) is Ontario’s online tribunal that resolves certain condo disputes, such as issues related to records and specific rule or nuisance matters. Not all disputes fall under CAT’s jurisdiction, but it provides a more accessible and affordable option for many common condo issues. 

Where can I read the full Ontario Condominium Act? 

The official, up‑to‑date version of the Condominium Act, 1998 is available through Ontario e‑Laws. It’s always best to refer to the consolidated version when looking for the most current requirements. 

Why does the Condominium Act matter so much for condo living? 

Because it sets the foundation for fair governance, financial transparency, and dispute resolution. When Boards and Owners understand how the Act works, decisions are clearer, communication improves, and communities tend to run more smoothly.