Emergency Lighting in Divided Co-ownership in Quebec: Duties and Tests

Exit safety is a cornerstone of the operational management of a divided co-ownership. Emergency lighting must work during a power failure to guide co-owners and visitors outside without delay. Between the requirements of the codes applicable in Quebec and the syndicate’s responsibilities, the board of directors (board) must establish a rigorous testing and maintenance program. Here is what you need to know to remain compliant and reduce risks.

Legal framework and the syndicate’s responsibilities

In Quebec, emergency lighting is governed by the Quebec Construction Code and the Safety Code (Buildings chapter). These texts specify where safety lighting is required, its minimum performance levels and maintenance obligations. The Regie du batiment du Quebec (RBQ) also publishes practical guides for operating and checking fire safety devices.

The syndicate, through the board of directors, has a duty to preserve the building and ensure the maintenance of the common portions (see, among other things, the purpose of the syndicate under the Civil Code of Quebec, relevant sections). In practice, this includes installing, upgrading and maintaining emergency light fixtures in evacuation routes, as well as keeping a verification log. The declaration of co-ownership (DCV) and the by-laws of the immovable may supplement these requirements by defining day-to-day responsibilities and reporting obligations.

To structure maintenance, include emergency lighting in the building’s maintenance logbook (EUC). The plan should identify the areas covered, testing frequency, supporting documents and escalation procedures in the event of non-compliance. Periodic follow-up on work and findings, presented to the board and then summarized for the annual general meeting (and reflected in the minutes), demonstrates prudent governance.

• Useful references:
• Quebec Construction Code (LégisQuébec)
• Safety Code, Buildings chapter (LégisQuéQuébec)
• Fire safety devices and maintenance (RBQ)

Where is emergency lighting required in a condo?

Requirements vary according to the building’s configuration and year of construction. Generally speaking, emergency lighting is required along evacuation routes and in areas used to reach an exit. This frequently includes:

• Corridors and lobbies serving the units;
• Exit stairs, landings and exit doors;
• Main entrance areas and paths leading outside;
• Indoor parking areas (garages), stairwells and circulation areas;
• Mechanical and electrical rooms, pump rooms and fire control rooms;
• Common portions where the public circulates.

Your building may be subject to additional requirements depending on its mixed use, height, floor area or the presence of a generator. The best approach is to have the exact scope confirmed by a “competent person” and record the location of the devices in the EUC plan. Also consult the RBQ’s practical information sheets on evacuation routes and safety lighting (RBQ).

Technical requirements and minimum operating time

Emergency light fixtures must provide sufficient illumination for people to reach an exit safely. Depending on the code applicable to your building, a minimum operating time is prescribed to keep the lights on during a power failure. In many divided co-ownerships, self-contained battery-powered emergency units are required to provide lighting in corridors and stairways; elsewhere, a generator-powered system takes over.

Points for the board to consider:

• Devices must be installed and maintained in accordance with the code in effect when the building was constructed or upgraded, including applicable amendments;
• LED fixtures are often preferred for their reliability and low energy consumption, but they must remain certified and compatible with the existing system;
• Exit signs and exit lighting complement emergency units; each has its own installation and performance requirements;
• Batteries and chargers have a limited service life; plan their replacement as part of preventive maintenance.

Refer to the Construction Code and the Safety Code for performance and operating-time requirements, and to the RBQ for good inspection and maintenance practices.

Inspection, testing and maintenance program

A documented program carried out on set dates prevents oversights and makes proof of compliance easier. It should specify testing frequency, interventions, responsible persons and record-keeping requirements.

Recommended frequencies (refer to your applicable code)

• Monthly: test every emergency light fixture and exit sign. Press the test button (or simulate a power failure) and confirm that the device lights up. Check the charging indicators and visual condition (clean lenses, secure mounting and no obstructions). Keep a record in the log.
• Quarterly (good practice): dusting and cleaning, tightening accessible connections, and checking corridors and stairs for minimum clearance.
• Annually: conduct an operating-time test for the device’s rated duration (often 30 minutes for battery-powered units). Record the actual duration, failed devices and replacements completed. Update the layout plan if devices have been added or moved.

Depending on the system’s complexity (generator, centralized system or monitoring), annual maintenance should be assigned to a qualified contractor. Some municipalities or insurers require a signed report. If in doubt, confirm expectations with your fire prevention officer.

Verification log and reporting

Keep an up-to-date paper or digital log containing:

• A list of devices (location, model, serial number and installation date);
• Signed and dated monthly and annual checklists, including deficiencies identified and corrective measures;
• Invoices, contractor reports and certificates of compliance;
• An annual summary presented to the board, followed by a brief entry in the minutes of the annual general meeting.

Integrate this log into the maintenance logbook/EUC. In the event of an inspection or loss, clear traceability reassures the insurer and limits your exposure.

Additional resources:

• Safety Code, Buildings chapter – maintenance obligations (LégisQuébec)
• Good maintenance practices in divided co-ownership (RGCQ)

Non-compliance: real risks and insurance impacts

Failed emergency lighting directly jeopardizes people’s safety. During an evacuation, a dark corridor increases the risk of falls and panic. Authorities may issue notices of non-compliance and require rapid corrective work. Your insurer may also identify an increased risk during an inspection, affecting premiums and coverage conditions.

For the board, acting early costs less than waiting for a failure. Weak batteries, incorrectly positioned or obstructed fixtures, and untested generators frequently appear in inspection findings. Document, correct, then validate—and repeat at set intervals.

Budgets, calls for prices and planning with the board

Battery and emergency-unit replacements usually fall under the operating budget. Major upgrades (e.g., a system-wide conversion to LED, the addition of a generator or redesign of evacuation routes) may fall under the contingency fund, depending on the service life and scope of the work. Work with your condominium manager to classify the expense correctly and plan cash flow.

Proceed in stages:

1. Assessment: inventory the devices, identify deficiencies and establish priorities;
2. Call for prices/mandate: choose a licensed contractor suited to the scope (electrical work, generators or emergency systems). Consult the RBQ regarding contractor qualifications;
3. Implementation and acceptance: conduct load tests, update the log and finalize the EUC;
4. Reporting: provide a report to the board and record the key points in the minutes of the annual general meeting.

To equip yourself with the right tools, see our operations management and administrative management services. You can also browse our blog for more practical guides.

FAQ – Emergency Lighting in Divided Co-ownership

• Who can perform the tests? Simple monthly checks can be carried out by a competent person designated by the syndicate. Annual operating-time tests and maintenance of centralized systems or generators should be assigned to a qualified contractor.
• How long must the lighting remain on during a power failure? The applicable code prescribes a minimum operating time; many battery-powered divided co-ownerships aim for a rated duration of approximately 30 minutes. Check your building’s requirement and test this duration in practice each year.
• Can all emergency units be converted to LED? Yes, if the new devices are certified and compliant with the applicable code, and if the installation is completed in accordance with good practice. A planned conversion reduces maintenance and energy consumption, but must not compromise the required illumination or reliability.
• How can compliance be demonstrated at the annual general meeting? Present a summary of the log: number of devices, test results, corrective work completed, planned work and costs. Attach key reports to the minutes as needed.

This article provides general information and does not constitute legal advice. For your situation, consult a lawyer or notary.

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