Satellite Dish in Quebec Co-ownership: Rights and Starlink

Installing a satellite dish or Starlink equipment in a divided co-ownership in Quebec quickly raises questions. Between the right to Internet access, protecting the building envelope and the syndicate’s rules, where should the line be drawn? This article helps you understand your rights and limits regarding any “satellite dish in Quebec co-ownership” situation, so you can avoid disputes and remain compliant with the Civil Code of Quebec and your declaration of co-ownership.

Legal framework: declaration of co-ownership, by-laws of the immovable and Civil Code of Quebec

The declaration of co-ownership and the by-laws of the immovable govern the use of common portions and private portions. In general, roofs, façades and balconies are common portions. Balconies are often common portions for restricted use, assigned to a condo, but they remain under the syndicate’s control.

The Civil Code of Quebec provides that:

• The syndicate administers and preserves the building (see C.C.Q.).
• Co-owners must respect the destination of the building and must not infringe on the rights of others.
• Any material alteration to common portions, including the roof or façade (penetrations, anchors), requires authorization in accordance with the majorities set out in the declaration of co-ownership and the C.C.Q.

In practice, installing an antenna support on the roof, attaching a mast to a guardrail or drilling into an exterior wall will generally constitute an alteration to a common portion. Depending on the scope, this may require a decision by the board of directors or a vote at a meeting, particularly if the alteration affects the appearance, integrity of the building envelope or destination of the building.

Useful references:
LégisQuébec – Civil Code of Quebec (C.C.Q.), provisions on divided co-ownership
RGCQ – Resources and best practices in co-ownership

Starlink and satellite dishes: technical constraints and permitted locations

Satellite services, including Starlink, require an unobstructed view of the sky. Typical locations include the roof, a mast attached to a façade or a balcony. Each option involves risks and obligations.

• Roof: visibility is often ideal, but there is a risk of water infiltration if the membrane is penetrated. Safe access and compliant anchors are required.
• Façade: visual impact and penetration of the building envelope; requires strict authorization, compliant sealing and a qualified contractor.
• Balcony: even if it is for restricted use, it remains a common portion. Attaching equipment to the guardrail may compromise its structure; “no-drill” attachments must be approved by the syndicate to prevent falling objects and noise in high winds.

Roof safety and access for installation are governed by the Regie du batiment du Quebec (RBQ). The board of directors may require:

• A contractor holding the appropriate RBQ licence.
• An installation plan, compliant anchors and sealing certified by a professional where necessary.
• Compliance with fall-prevention rules and anchorage systems.

RBQ resources:
Working at heights and fall prevention
Contractor licences and compliance

Private portions, common portions and restricted use: who decides?

• Private portion (inside the condo): an indoor antenna placed on a tripod near a window does not alter the building envelope. However, if visible, it may affect the appearance as seen from outside; the by-laws may set guidelines (colour, location, cabling). Starlink performance may be limited indoors.
• Common portion for restricted use (balcony): the syndicate remains responsible for granting authorization. A written request is almost always required, with conditions (type of attachment, removal upon departure, restoration).
• Common portion (roof/façade): authorization from the board of directors, or even the meeting, is required depending on the impact. Engineering, access and maintenance costs may apply.

Approval process: from the request to the minutes, without forgetting the maintenance logbook

To remain compliant and make the board of directors’ review easier, prepare a complete file.

1. Submit a written request to the syndicate
   • Describe the service (e.g., Starlink), proposed location, attachment method and cable routing.
   • Attach the antenna’s technical specifications, photos of the proposed location and the contractor’s licence certificate.
2. Review by the board of directors
   • Compliance with the declaration of co-ownership, the by-laws of the immovable and the destination of the building.
   • Impacts: structure, water-tightness, appearance, noise, snow and freezing rain, and winter maintenance.
   • Possible requirements: liability insurance, security deposit, installation agreement (rights and obligations), and removal when use ends.
3. Decision recorded in the minutes
   • The decision must be clear in the board of directors’ minutes: approved, refused, conditions and deadlines.
   • If it involves a major alteration to common portions, a resolution at an annual general meeting with the required majorities may be necessary. Refer to the C.C.Q. for the applicable voting thresholds.
4. Document follow-up and maintenance logbook
   • Update the register: copy of the request, approval, plans and certificates.
   • Record the equipment in the maintenance logbook, with the periodic inspection method, access arrangements and maintenance responsibilities.

For process and notice letter templates, see our administrative management and document follow-up services: https://www.multirent.ca/services/#gestion-administrative

Rules in the by-laws of the immovable: recommended guidelines

Your by-laws of the immovable may include specific rules for antennas and outdoor equipment. Without quoting the law verbatim, the following matters can be addressed reasonably:

• Permitted locations: prioritize the roof over façade installations and limit antennas visible on the main façade.
• Attachment methods: prohibit drilling without written approval; require certified systems and restoration by a licensed contractor.
• Appearance and safety: neutral colour, concealed cables, and no wires running across common portions without approved conduits.
• Insurance and liability: proof of civil liability insurance from the installer and co-owner; transfer of risks in the event of damage.
• Winter maintenance and access: a safe procedure for snow removal and inspections, in compliance with RBQ rules.
• Removal and restoration: when use ends or the condo is sold, removal is mandatory and complete repairs are at the co-owner’s expense.

RGCQ offers resources for structuring your by-laws and practices: https://rgcq.org/

Common scenarios and best practices for avoiding disputes

• Blanket prohibition versus reasonable regulation: a total prohibition on all antennas may be challenged if it unreasonably deprives someone of an essential service, depending on the destination of the building and available alternatives. Precise guidelines (roof, method, appearance) are often more defensible.
• Multiple antennas: to avoid an “antenna forest,” the syndicate can promote a shared solution on the roof (common support, shared cabling) and negotiate with a provider. Infrastructure costs may be treated as common expenses if they benefit everyone, or charged back to users.
• Damage and liability: inadequate water-tightness can be costly. Require appropriate sealants, approved flashings and a certificate of completion. In the event of a claim, the insurer could refuse coverage if the installation is non-compliant.
• Quebec winters: frost, freezing rain and gusts can make a mast vibrate and damage a guardrail. Plan for temporary tie-downs and seasonal inspections recorded in the maintenance logbook.
• Qualified contractors: choose installers who understand multi-layer roofs and membranes. Check their RBQ licence and liability insurance coverage.

To structure this type of project, our operations management teams can support you from the mandate through to completion of the work: https://www.multirent.ca/services/#gestion-des-operations

Who pays for what? Costs, common expenses and deposits

• Individual installation: generally paid by the requesting co-owner (equipment, installation, insurance), including removal and restoration.
• Common infrastructure (e.g., shared roof support): may fall under common expenses if approved, depending on the destination and use. Check your budget and the potential impact on the contingency fund when penetrations or permanent supports are being considered.
• Security deposit: the syndicate may require a deposit to cover restoration, in accordance with the by-laws of the immovable.

For an overview of essential roles and documents in co-ownership, visit our blog: https://www.multirent.ca/blogue/

Votes and authorities: when is an annual general meeting required?

Often, the board of directors can authorize an installation that does not significantly alter the structure or appearance. However, certain interventions on common portions (significant alterations to the building envelope, an impact on the overall appearance or the destination of the building) may require approval at an annual general meeting with the majorities set out in the C.C.Q. and the declaration of co-ownership. Assess:

• The permanent nature of the penetration and the difficulty of restoring the area.
• The collective visual impact (main façade, interior courtyard visible to everyone).
• Future maintenance risks and costs.

For the applicable legislation, consult the C.C.Q. on LégisQuébec: https://www.legisquebec.gouv.qc.ca/fr/document/lc/CCQ-1991

FAQ – Satellite dishes and Starlink in co-ownership

Q1. Can the board of directors prohibit all satellite dishes?
A. It can strictly regulate locations and methods, and refuse an installation if it compromises water-tightness, safety or appearance, or contravenes the declaration of co-ownership. An absolute prohibition could be challenged if it is unreasonable in light of the destination of the building and available alternatives.

Q2. Is an annual general meeting vote required to install Starlink on the roof?
A. Not always. Authorization from the board of directors may be sufficient if the impact is minor and reversible. If the installation significantly alters a common portion (permanent support, appearance, structure), a resolution at a meeting with the majority required under the declaration of co-ownership and the C.C.Q. may be required.

Q3. Who is responsible for removal and repairs?
A. As a general rule, the user co-owner is responsible for removal, restoration and any repairs related to their antenna, in accordance with the approved conditions. A signed agreement attached to the syndicate’s register clarifies responsibilities and insurance.

Q4. Is a balcony for restricted use sufficient for installing an antenna?
A. No. Even for restricted use, the balcony remains a common portion. Written authorization from the syndicate is required, with conditions regarding attachment, appearance and safety.

Q5. Which professional should be consulted about water-tightness?
A. Depending on the circumstances, a professional technologist or engineer may validate the anchoring and sealing details. Check the contractor’s RBQ licence and require their certificates.

To support your board of directors in reviewing requests, drafting installation agreements and following up on conditions, also see our services: https://www.multirent.ca/services/#gestion-administrative

This article provides general information and does not constitute legal advice. Consult a lawyer or notary regarding your situation.

This article provides general information and does not replace advice from a tax professional or accountant. Refer to Revenu Quebec and the CRA for the exact rules.

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