When you buy a condo in Quebec, you are buying two things: your unit, and a share of a building run by a syndicate of co-owners. The unit is easy to see on a visit. The building's finances, maintenance and legal situation are not. Law 16 was written to close that gap.

What Law 16 changed

Bill 16 was adopted by the National Assembly in December 2019 (S.Q. 2019, c. 28). Some condo rules took effect on January 10, 2020. The main obligations came with a government regulation that took effect on August 14, 2025.

For buyers, the key changes are:

  • Contingency fund study. Every syndicate must obtain a study of its contingency fund (fonds de prévoyance), then renew it at least every 5 years. Existing buildings have until August 15, 2028 to obtain their first one.
  • Maintenance log. Every syndicate must also have a maintenance log (carnet d'entretien) covering the next 25 years, updated by the board at least once a year, with the same first deadline.
  • Syndicate certificate. Since August 14, 2025, a seller must give the buyer a certificate from the syndicate on the condition of the co-ownership (art. 1068.1 C.c.Q.). The syndicate must deliver it within 15 days of the owner's request.
  • Right to request documents. Since January 10, 2020, a person who promises to buy a unit may ask the syndicate for documents and information needed to give informed consent, at the buyer's expense (art. 1068.2 C.c.Q.).
  • Minimum contributions. Until its first study, a syndicate must contribute at least 0.5% of the building's reconstruction value per year to the contingency fund.

Studies and logs must be prepared by a member of a designated professional order (engineers, architects, chartered appraisers, professional technologists, or CPAs for the study) working in the relevant field and independent from the building.

The documents to request

Ask for these before you sign, or make your offer conditional on reviewing them.

  1. Syndicate certificate (attestation du syndicat). The one-page snapshot: contingency fund balance compared with what the latest study recommends, common fees paid over the past 3 years, surpluses or deficits, current budget, insurance, the self-insured deductible fund and the highest deductible, work done and planned (next 10 years), claims, and any litigation.
  2. Contingency fund study. Tells you what major work is coming and whether the fund can pay for it.
  3. Maintenance log (carnet d'entretien). Shows the condition and remaining life of the roof, windows, balconies, garage slab and mechanical systems, and what work has been done.
  4. Declaration of co-ownership. The building's constitution: what is common, what is private, what is a limited common area (balcony, parking, locker), your share of expenses, and use restrictions (rentals, pets, renovations).
  5. By-laws of the immovable. The day-to-day rules.
  6. Minutes of meetings (last 2 to 3 years). Where problems show up first: water infiltration, disputes, contractor quotes, votes on special assessments.
  7. Financial statements and current budget. Whether fees cover real costs or the syndicate runs deficits.
  8. Insurance certificate and self-insured deductible fund. The syndicate's policy, deductibles (water damage deductibles can be high), and whether the self-insurance fund is being built as required.
  9. Reconstruction cost appraisal. Syndicates must have the reconstruction cost assessed by a chartered appraiser at least every 5 years, so the building is insured for the right amount.
  10. Description of the private portion. Identifies the original finishes of your unit, which matters for insurance after a claim.

Most of these are kept in the syndicate's register (art. 1070 C.c.Q.). Your broker can obtain them through the seller's broker or the syndicate.

How to read a contingency fund study

You do not need to be an engineer. Look for three things:

  • The work schedule. A table of components (roof, masonry, windows, elevator, parking) with the year each needs repair or replacement and an estimated cost. Note anything large in the next 5 years.
  • Recommended contributions vs actual. The study recommends a yearly contribution. Compare it with what the syndicate collects today, shown on the budget and the certificate.
  • The gap. If actual contributions are lower than recommended, the difference will be paid by owners later: through higher condo fees, a special assessment, or both. The regulation gives a syndicate up to 10 years to make up an insufficiency, so fee increases may be spread out, but they still land on whoever owns the unit.

If there is no study yet, ask when it is scheduled and budget for the possibility of higher fees once it arrives.

Red flags

  • No certificate, or a certificate that is old and not updated.
  • Contingency fund far below the study's recommendation.
  • Fees unchanged for years in an older building.
  • Recurring water infiltration, balcony or garage slab issues in the minutes.
  • A special assessment voted, discussed, or "coming".
  • Ongoing litigation involving the syndicate.
  • Very high water damage deductible with a thin self-insurance fund.
  • Small building with no manager and no documents.

Making your offer conditional on document review

The OACIQ promise to purchase form for divided co-ownership lets you make your offer conditional on reviewing the co-ownership documents to your satisfaction, within a set number of days. If the certificate is not yet available, the deadline should leave room for the syndicate's 15 days. Your broker drafts the condition; your notary reviews the documents and title before signing the deed. Ask both to explain anything you do not understand before the condition expires.

Common questions

Does Law 16 apply to small buildings?

Yes. It applies to all divided co-ownerships. Some small buildings may qualify for a less frequent professional review of the maintenance log.

Who pays for the documents?

Under art. 1068.2, documents a buyer requests are at the buyer's expense. Syndicates may charge reasonable fees for a certificate. Confirm the amount with the seller's broker.

The building has no contingency fund study yet. Should I walk away?

Not necessarily. Existing buildings have until August 15, 2028. Check the fund balance, the minutes and the maintenance history, and plan for possible fee increases.

Is the certificate enough on its own?

No. It is a summary. Read it together with the study, minutes and financial statements.

Can my notary do this review?

Your notary reviews the file before the deed. The review during your condition period is yours, with help from your broker and, where useful, a building inspector.

Next step

Condo document checklist. A 4-page guide: every document to request, what each one tells you, and what to look for. Get the checklist

Condo document checklist (Quebec, Law 16)

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Prefer to talk it through? Book a 30-minute buyer call. Book a call

Related guides

Delaram Farzin, Residential Real Estate Broker (Courtière immobilière résidentielle), Groupe Sutton Centre-Ouest, real estate agency. This page is general information, not legal, tax or financial advice.

Sources: Gouvernement du Québec · LégisQuébec (1) · LégisQuébec (2) · LégisQuébec (3) · LégisQuébec (4) · Assemblée nationale · Chambre des notaires du Québec · OACIQ (1) · OACIQ (2)