Condo fees in Quebec fund three things: the building's current expenses such as maintenance of common areas, the building's insurance and administration, shared services like snow removal or heating depending on the building, and the contingency fund that pays for major future repairs and replacements. Since August 14, 2025, the regulation implementing Bill 16 has been in force: every divided co-ownership syndicate in Quebec must keep a professional maintenance log and commission a contingency fund study from a member of an authorized professional order, updated every five years, with full compliance required by August 14, 2028. For a buyer, that study is now the single best due-diligence tool available: it tells you in black and white whether today's fees are sufficient for the building's age or whether special assessments are coming shortly.
What condo fees cover, and what they never do
Common charges split into three blocks: current expenses (common-area maintenance, snow removal, the building's insurance, management), the contingency fund contribution for major repairs and replacement of common portions, and the self-insurance fund covering the syndicate's insurance deductible.
They never cover your personal insurance, municipal and school taxes, in-unit utilities, or upkeep of your private portion. Comparing two condos on the monthly number alone is the classic mistake: a building with heating and hot water included at $350 can cost less overall than one at $220 where everything is extra.
What Bill 16 requires since August 14, 2025
Adopted in 2019, Bill 16 was waiting for its regulation. Published on July 30, 2025 (Order 991-2025), it has been in force since August 14, 2025. Three obligations now apply to every syndicate: a professionally established maintenance log, a contingency fund study by a member of an authorized professional order (engineers, chartered appraisers, architects, technologists, CPAs) updated every five years and setting the amounts to contribute, and attestations on the co-ownership's situation when a unit is sold.
Syndicates have until August 14, 2028 to comply fully; a study done between August 2023 and August 2025 by an authorized professional remains valid until its five-year update. The era of artificially low fees that ignored upcoming work is ending.
How to read a contingency fund study
The study lists the building's major components (roof, windows, elevators, garage, envelope), their remaining life, replacement cost and the contribution schedule required. Two numbers to find: the current fund balance versus the recommended balance for the building's age, and the contribution trajectory. Planned increases of 2-5% a year are healthy; a sudden 40% catch-up means yesterday's fees were fiction.
Five red flags before you buy
- No contingency fund study available: after August 14, 2028 that is legal non-compliance.
- A skeletal fund in a building 25 years or older.
- Repeated special assessments in the minutes.
- Ongoing lawsuits against the syndicate or the developer.
- Fees abnormally low for the building's age and services: someone will pay the difference, probably you.
Your offer can be made conditional on reviewing the syndicate's documents: see our promise to purchase guide, and budget closing costs with the welcome tax guide.
Selling your condo in the post-Bill 16 market
A compliant co-ownership has become a measurable selling point: up-to-date study, maintained log, healthy fund. Non-compliance now negotiates against the seller, because informed buyers price the risk. Our team sells condos across the South Shore and Montreal and prepares the syndicate file before listing; start with a free evaluation of your unit.
Buying or selling a condo? The syndicate file drives the price.
A team broker will review the contingency fund study and syndicate documents with you, in English or French, before you sign anything.
Frequently asked questions
What do condo fees cover in Quebec?
The building's current expenses (common-area maintenance, building insurance, administration, services such as snow removal), the contingency fund contribution for major repairs, and the self-insurance fund covering the syndicate's deductible. They never include your taxes, personal insurance or in-unit expenses.
What does Bill 16 require from condo syndicates?
Since August 14, 2025, every divided co-ownership syndicate in Quebec must keep a professional maintenance log and commission a contingency fund study from an authorized professional, updated every five years, with contributions following the study. Full compliance is required by August 14, 2028, and attestations must be provided when a unit is sold.
Are low condo fees a good sign?
Not necessarily. Low fees in an aging building usually mean an underfunded contingency fund, which means special assessments later. Compare fees against what they include, the building's age and the fund study's conclusions rather than the monthly amount alone.
Published on July 30, 2026 by the Loaa & Manseur team, #1 team at RE/MAX Platine in 2024 and 2025 · Tell us about your project