Buying a condo without understanding how condo fees in Quebec work is like buying a car without asking about maintenance. It’s not the purchase price that hurts, it’s everything that follows if you didn’t do your homework.
Since the regulation associated with Bill 16 took effect on August 14, 2025, the building maintenance handbook and the reserve fund study have played a central role in the financial planning of divided condominiums.
Key Points – What to Remember :
- Condo fees cover shared building expenses like maintenance, insurance, common expenses, reserve fund, etc.
- They are calculated from the annual budget and allocated according to each unit’s relative value.
- Very low fees may indicate deferred maintenance or an underfunded reserve fund.
- A special assessment may be charged when an expense is not sufficiently funded.
- Bill 16 requires more rigorous planning for maintenance and major repairs.
What are condo fees?
Condo fees, also known as condominium fees or common expenses, are mandatory contributions paid by co-owners to the syndicate, usually monthly, to cover shared expenses in a condo building. These aren’t optional or negotiable. They’re part of your deed and legally binding under Quebec’s civil code.
These costs are not fixed for life. They are based on your unit’s ownership share, typically linked to the square footage and location of your condo. The syndicate of co-ownership sets the budget, and that’s how your individual payment is calculated. All too often, buyers discover after the fact that these fees exceed their monthly budget, or that they’re paying for services they don’t use.
What to Remember :
It’s important to fully understand these fees before making a purchase. Some buyers discover too late that these fees exceed their monthly budget or that they’re paying for services they rarely use.
What do condominium fees cover ?
It isn’t always obvious to know before purchasing your condo. Here is what is generally included :
| Covered items | Included |
| Cleaning and maintenance of common areas | Yes |
| Mechanical systems maintenance | Yes |
| Electricity in hallways, lobbies and garages | Yes |
| Heating and air conditioning in common areas | Yes |
| Management, accounting and administration | Yes |
| Building insurance held by the condominium association | Yes |
| Contributions to the reserve fund | Yes |
| Contributions to the self-insurance fund | Yes |
| Minor repairs | Yes |
| Snow removal and landscaping | Yes |
| Waste management and recycling | Yes |
| Shared telecommunications services | Optional |
| 24/7 security | Optional |
| Concierge services | Optional |
| Common areas (elevator, pool, etc.) | Optional |
| Heated parking | Optional |
| Maintenance of outdoor furnishings (benches, plants, etc.) | Optional |
| Electric vehicle charging stations | Optional |
| Co-owner’s personal condo insurance | No |
The reserve fund, often called a contingency fund, finances major repairs and replacement of common areas. The self-insurance fund covers insurance deductibles and certain losses.
The syndicate’s building insurance does not replace the co-owner’s personal condo insurance, which must include civil liability coverage.
How are condo fees calculated ?
The calculation of condo fees starts with the co-ownership’s annual budget and the share assigned to each unit :
Annual co-ownership budget × unit’s share ÷ 12 = monthly condo fees
Exemple :
- Annual condominium budget : $90,000
- Unit’s share : 3%
- Annual contribution : $2,700
- Monthly condo fees : $225
Calculate your monthly condo fees
Enter the annual budget for the condominium association and the share allocated to your unit.
The calculator will estimate your annual contribution and your monthly fees.
Your estimated condo fees
Expenses involving common areas for restricted use may be allocated differently. Check the declaration of co-ownership before confirming your share.
How much cost condo fees in Quebec ?
Average condo fees in Quebec often range from $200 to $400 per month for a standard unit. This amount is provided solely as a guideline, since fees vary from one building to another.
To determine whether the fees are appropriate, you need to review the expenses they cover and assess whether the reserve and self-insurance funds are adequately funded.
Should you be concerned about low condo fees ?
Very low condo fees may look attractive, but they can signal an underestimated budget, a lack of preventive maintenance or an insufficient reserve fund. These problems may eventually lead to an increase of condo fees, building deterioration or a special assessment.
What is a special assessment in a condo?
A special assessment is an extra contribution charged in addition to regular condo fees. It can be used to fund unexpected repairs, a claim, a major expense, or a cash shortfall in the condominium’s funds. It does not always indicate poor management because some events are difficult to anticipate.
How does Bill 16 affect condo fees in Quebec ?
The regulation adopted under Bill 16 took effect on August 14, 2025. It requires divided co-ownership syndicates to obtain a building maintenance handbook and reserve fund study. Existing co-ownerships have three years and one day from that date to obtain their first documents. The study must then be renewed at least every five years.
For condo fees, the new law may require higher contributions when the contingency fund is underfunded. Review Genispec’s Bill 16 guide and the official regulation on divided co-ownership.
Does your condominium meet the requirements of Act 16?
How to optimize or reduce your condominium fees ?
A well-managed building usually costs less over time. Lowering fees by delaying maintenance can instead cause a larger increase or special assessment later.
Before buying, here are a few key things you should know :
- Request detailed documents (budgets, board meeting minutes, financial statements)
- Ask whether a reserve fund study has been conducted.
- Plan preventive maintenance and repairs using the building maintenance handbook.
- Verify that the building complies with recent requirements that impose stricter regulations on the maintenance and governance of condominiums in Quebec.
Buildings that prioritize transparency and sound governance tend to have more stable fees and fewer financial surprises. When in doubt, compare with other developments that publish clear financial models and reserve fund data.
What happens if you don’t pay condo fees ?
Failing to pay your condo maintenance fees comes with immediate legal and financial risks. From the very first missed payment, the condo syndicate can apply late interest charges, issue formal notices, and if the situation persists, register a legal claim (hypothec) on your unit. This means you’ll be required to settle all outstanding amounts, including interest, before selling your property. Your credit score could be affected, and in some cases, you may lose your right to vote at co-owners’ meetings.
Beyond personal consequences, your missed payments can unbalance the building’s shared budget. Every co-owner contributes to the building’s operations, so any shortfall affects the group. A building struggling with cash flow may delay repairs or underfund its reserve, which eventually impacts everyone, including you.
FAQ
What is the difference between common expenses and condo fees ?
There is no practical distinction in this context. « Condo fees » is the common expression, while “common expenses” is the term used in Quebec’s Civil Code for contributions paid to the syndicate.
Are condo fees tax-deductible in Quebec ?
They are generally not tax-deductible for a primary residence. However, if you rent out the condo, a portion of the condominium fees may be tax-deductible, including the costs of maintenance, repairs, and other routine expenses for common areas.
Do condo fee include property tax ?
No. Property tax is billed separately by the municipality to each unit owner.
What are the average condominium fees in Quebec ?
Average condo fees range from $200 to $400 per month, but can be higher depending on the amenities (pool, security, elevator) or the age of the building.
Who sets condominium fees in a new building ?
The developer initially sets them. They’re often reassessed after the first annual meeting.
Do condo maintenance fees increase every year ?
Often, yes. Inflation, insurance hikes, or major repairs push them upward. A healthy reserve fund smooths out these jumps.
Can I refuse to pay for an amenity I don't use ?
Generally, no. Not using a swimming pool or an elevator does not exempt you from the obligation to contribute to the common expenses. This is the fundamental principle of condominium ownership. However, specific rules may apply to common areas with restricted use, depending on the declaration of condominium ownership.
Do town houses have condo fees ?
Yes, if they are part of a co-ownership. Some townhouses belong to a condo syndicate and charge fees for shared maintenance, insurance or amenities. A freehold townhouse generally does not have condo fees.
What documents should you review before buying a condo ?
Before buying, review :
- The budget and financial statements.
- Board meeting minutes.
- The building maintenance handbook.
- The latest reserve fund study and fund balance.
- The self-insurance fund balance.
- Approved or proposed special assessments.
- The syndicate’s certificate on the condition of the co-ownership.
Genispec
Consulting engineering firm based in Québec
Genispec is a consulting engineering firm made up of building engineers who are members of the OIQ. We offer specialized services in façade and underground parking inspections in accordance with Law 122, as well as reserve fund studies and maintenance logs as required by Law 16. We also conduct inspections of commercial, multi-residential, industrial buildings, and condominiums. In addition, we provide building condition certificates and pre-delivery inspections.
All our reports are validated by a qualified engineer. Every article published on our website is reviewed and approved by a qualified member of our team to ensure the technical accuracy of the information.