The Condominium Authority of Ontario recognizes that the payment disruptions involving SIREG Management may be causing stress and uncertainty for condo owners, tenants and the condo communities they are part of.
The fundamental idea behind condos is that ownership comes with rights, duties and responsibilities. We strongly encourage all affected individuals to take an active interest in their condo corporation’s governance and read the FAQs below to understand how they can do that.
We also strongly encourage those affected to seek independent legal advice as soon as possible before taking next steps. Each person’s circumstances and agreements may differ.
These FAQs only provide general information. Each condo corporation may have unique circumstances.
Contact our Information Services Team in writing or by phone for further information on key next steps:
Local: 416-901-9356
Toll-free: 844-880-5341
General Questions about Condo Governance
How can I find information about my condominium corporation?
You can use CAO’s Condo Registry, a free, searchable online database of Ontario condo corporations. Information is updated by condo corporations as they meet annual filing obligations with CAO.
If you don’t know your corporation’s legal name, you can try searching by municipal address, or by the names of individuals who may be on the board of the corporation.
The Registry will show you what your condo corporation has reported to us, such as:
- Its address for service
- Who the directors are and when their terms started
- Who the condo managers are and management providers
- Its fiscal year and date of last Annual General Meeting
Information about your condo corporation may change as we receive updated filings. Contact your condo corporation if you believe any information is not correct or contact us to learn more about how it is updated.
What does it mean for a condo corporation to meet its legal obligations under the Condo Act?
Condo corporations must:
- Have a board of directors that acts in good faith and in the best interests of the unit owners
- Hold annual general meetings
- Have a general and reserve fund bank account in the condo corporation’s name
- Conduct reserve fund studies at least every three years
- Send information certificates to condo owners
- Create and maintain records of the corporation
- Comply with other obligations as outlined in the Condo Act
What are governing documents and why is it important that I find them?
Every Ontario condo is bound by its declaration, by-laws, and rules. Together they provide a framework for how the community functions and is governed, how the property can be used, and the rights, responsibilities and expectations of owners, residents and the condo corporation. Everyone must follow these documents and the Condo Act.
There are a few ways to access these key documents:
- They can be formally requested from your condo corporation. Learn more about requesting records here.
- All declarations and by-laws are registered with the land registry office and can be requested on the OnLand website.
Review these documents in detail once you get them and ensure that you follow them, especially if you are holding elections or participating in condo governance processes.
The governing documents have different requirements for how they can be changed. Read more about this here.
How can I get in touch with other owners?
There are a few ways you can find out who owns a condo unit.
Record of Owners and Mortgagees: Condo corporations are required to maintain a record of owners and mortgagees. This record is intended to show each owner’s name, the unit they own and a mailing address. Get in touch with the contact person you have dealt with for administrative matters for the property and formally request the record of owners and mortgagees using the mandatory request for records form. Watch a quick video here to learn more about requesting records.
OnLand Search: Conducting property searches through OnLand is an alternative option if there are issues with getting the record of owners from prior property management or if that record doesn’t exist. If you choose this option, a conveyancer or lawyer can assist with completing the property searches.
How do owners remove directors from their condo board?
Generally, directors need to be formally removed unless they resign from the board. Owners can formally remove one or more directors through the owner requisitioned meeting process.
Your corporation may also need to call a turnover meeting, depending on its status.
We encourage condo owners to get involved and join their boards.
Call CAO so we can help walk through your unique situation if you are interested in joining your condo board.
What if the entire board of directors resigns?
An emergency meeting must be called by an owner to fill the vacancies. An owner calling this meeting must use the mandatory form. The meeting notice must be distributed to all owners and include the place, date, time, and agenda of the meeting.
If this situation applies, consider seeking legal advice for assistance with:
- Completing the mandatory form
- Distributing the notice to all condo owners
- Holding the meeting and confirming elections are completed in accordance with the Condo Act.
We have a new board of directors in place – now what?
- Seek legal counsel and financial planning assistance on behalf of the corporation to review its finances, financial records and what might be outstanding. These professionals can help you meet legal requirements, deadlines and advise you on the decisions ahead.
- Contact the condominium’s financial service providers to advise that a change of signing officers on accounts is needed and confirm what may be required to update the banks’ records accordingly.
- Contact the CAO about these next steps and to get access to our filing system. Here you will file a notice of change with the CAO to tell us who the new directors are. Create a CAO account before calling to expedite the process. You can watch one of our tutorial videos or contact us for assistance with filing.
To add new directors, you will need:
- First Name
- Last Name
- Email Address
- Term Start Date
To add a new manager and/or management provider you will need:
- The name or license # of the manager and management provider
- The date the contract started
- The start date of the manager
- Directors should begin CAO’s mandatory director training as soon as possible to get up to speed with their roles and responsibilities.
- It is important to conduct a thorough review of any corporation records that you receive from the previous board and management company. Condo corporations are required to maintain adequate records under the Condo Act.
Who can help and how
How can the CAO help
- The Condominium Authority of Ontario informs and protects condo consumers through information, education and dispute resolution services.
- We also provide access to the Condominium Authority Tribunal which can help resolve condo related disputes within its jurisdiction
- Contact Us to discuss your condo corporation’s situation and we can provide guidance on navigating the Condo Act and some next steps.
How can the CMRAO help
- The Condominium Management Regulatory Authority of Ontario regulates condominium managers and condominium management provider businesses by setting professional standards and enforcing mandatory licensing under the Condominium Management Services Act.
- The CMRAO can investigate complaints about potential violations of this legislation or its Code of Ethics, including concerns about financial management, conflicts of interest, recordkeeping, and providing condominium management services without a license.
- Contact the CRMAO to review the licensing status of condo managers and management companies.
How can LTB help
- The Landlord and Tenant Board helps residential landlords and tenants understand their rights and responsibilities under the Residential Tenancies Act and resolve disputes through mediation or adjudication.
- Either a landlord or a tenant can file an application with the LTB. It can address issues such as unpaid rent, rent increases, maintenance and repairs, harassment, illegal entry and eviction. Following a hearing, the LTB can issue orders to resolve the dispute.
- The LTB provides information about tenancy rights and its application and hearing processes but cannot provide legal advice. Contact the LTB for information about landlord and tenant rights and how to file an application.
For Tenants
I did not know that my building had been converted into a condominium. What are my obligations and rights under the Condo Act?
Tenants must comply with the Condo Act and the condo corporation’s governing documents. Review the condo corporation’s governing documents if they were given to you as required for rules specific to the community you live in. Contact the person you speak with about your rental unit and ask if they can provide you with copies if you do not have any.
Review CAO Tenant’s Guide for more information.
Landlords are required to give the tenant a copy of the governing documents of the corporation and notify the condo corporation when a lease is entered into or terminated. Landlords must also take all reasonable steps to ensure that their tenants are complying with the Condo Act and the condo corporation’s governing documents. The condo corporation is required to maintain a record of the notices of lease that it receives.
See the CAO Landlord’s Guide for more information.