In Quebec, thousands of co-owners receive an unexpected bill every year: the special assessment. When the contingency fund cannot cover major repairs, the syndicate can demand tens of thousands of dollars per unit. Here’s how to protect yourself before buying.
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1. What is a special assessment?
A special assessment is an exceptional contribution required from co-owners to fund major repairs that the contingency fund cannot cover. Under Quebec’s Civil Code (art. 1072 and following), the co-ownership syndicate must vote on this expense at a general meeting.
The most common projects triggering special assessments include: roof replacement, facade and underground parking repair, window replacement, plumbing or electrical upgrades, and foundation repair.
For a better understanding of regular condo fees, read our guide to condo fees in Quebec 2026.
2. Bill 16 and the maintenance log
Bill 16, adopted in 2019 and phased in progressively, imposes new obligations on co-ownership syndicates:
Mandatory maintenance log
Each syndicate must maintain a log detailing the building’s condition and planned work.
Contingency fund study
An independent study must assess whether the fund is sufficient to cover anticipated work over 25 years.
Professional inspection
A building inspector or engineer must periodically evaluate the building’s condition.
Buyer disclosure
The syndicate must provide these documents to any potential buyer, offering unprecedented transparency.
The RGCQ (Regroupement des gestionnaires et copropriétaires du Québec) estimates that nearly 30% of co-ownerships in Quebec have an insufficient contingency fund. To understand the difference between divided and undivided co-ownership, read our guide on divided vs undivided co-ownership.
3. Calculation: real cost of a special assessment
Let’s look at a concrete example to understand the financial impact of a special assessment on a condo buyer.
Scenario: facade repair — 100-unit building
• Total facade repair cost: $5,000,000
• Available contingency fund: $800,000
• Amount to fund via assessment: $5,000,000 − $800,000 = $4,200,000
• Number of units: 100
• Special assessment per unit: $4,200,000 ÷ 100 = $42,000
Impact on a $350,000 purchase
• Condo purchase price: $350,000
• Special assessment: $42,000
• Assessment/purchase ratio: $42,000 ÷ $350,000 = 12%
→ True cost of the condo: $392,000 (price + special assessment)
This $350,000 condo actually costs you $392,000. That’s 12% of the purchase price in unexpected costs—more than the minimum 5% down payment.
4. Essential checks before buying a condo
Here is the list of documents to request and analyze before making an offer on a condo:
| Document | What it reveals | Priority |
|---|---|---|
| Contingency fund study | Whether the fund is sufficient for the next 25 years | ⭐⭐⭐ |
| Maintenance log | Planned work, schedule and estimated costs | ⭐⭐⭐ |
| Meeting minutes (last 3 years) | Voted decisions, past/planned special assessments | ⭐⭐⭐ |
| Audited financial statements | Syndicate’s financial health, obligations | ⭐⭐ |
| Declaration of co-ownership | Rules, restrictions, proportional share | ⭐⭐ |
5. Negotiate and protect yourself
If the documents reveal an insufficient contingency fund or upcoming major work, you have several options: negotiate a price reduction equal to the anticipated special assessment, require the seller to settle the assessment before closing, or simply withdraw your offer.
Always include a condition to review co-ownership documents in your promise to purchase. An OACIQ-certified real estate broker can analyze these documents and alert you to risks before you commit.
The RGCQ recommends prioritizing co-ownerships whose contingency fund represents at least 0.5% of the building’s replacement value per year. An insufficient fund is the primary red flag.
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