Quebec Condo Drone Inspection: A Practical Guide

Drone inspections are becoming increasingly popular in divided co-ownerships in Quebec. They make it possible to observe roofs, façades and difficult-to-access areas without requiring scaffolding or an aerial work platform. When properly planned, they reduce risks for workers, limit disruptions and equip the board of directors (board) with clear images.

This practical guide explains when to use a drone in a divided co-ownership, the legal framework to consider, how a safe operation unfolds and how to integrate the findings into the maintenance logbook, the maintenance logbook study and the budget. You will find useful guidelines for making decisions, informing co-owners and documenting your decisions in the board minutes or at the annual general meeting.

MultiRent — Condominium Management in Montreal

When is a drone inspection appropriate?

A drone is particularly useful for the building envelope and elevated areas. It complements traditional inspections and speeds up the board of directors’ decision-making.

• Flat or sloped roofs: visual surveys of membranes, flashings, drains and low points that may accumulate water.
• Façades: observation of joints, cracks, anchors, cladding, seals around windows and patio doors.
• Protruding elements: chimneys, parapets, guardrails, snow-retention devices and mechanical equipment on the roof.
• After a loss or weather event: storm, hail, freeze-thaw conditions or suspected water infiltration.
• Annual preventive inspection or before the maintenance logbook study and an update to the contingency fund.

For several syndicates we support, drones form part of a preventive maintenance strategy. They help prioritize corrective work and quickly plan calls for tenders, without multiplying visits at height.

To organize these operations, see our operations management services and our collaborative approach on the blog.

Legal framework and the syndicate’s responsibilities

The syndicate has an obligation to preserve the building, maintain the common portions and protect people’s safety. These duties arise from the Civil Code of Quebec (C.C.Q.), in the section on divided co-ownership. Consult the relevant provisions on LégisQuébec (C.C.Q.), and take your declaration of co-ownership and the by-laws of the immovable into account.

Since the adoption of Bill 16, the maintenance logbook and contingency fund study have been subject to a clearer framework. Drone observations can feed into these tools and support budget decisions. For an overview of the requirements, see RGCQ – Files and Resources.

Operationally, retain competent contractors and professionals who hold the appropriate licences. The Regie du batiment du Quebec (RBQ) emphasizes the importance of checking a contractor’s licence and qualifications. Refer to the RBQ page on choosing a contractor, and use the licence search when required.

Image capture must also respect privacy. Quebec protects personal information under the Act respecting the protection of personal information in the private sector (often associated with “Bill 25”). Minimize collection, avoid unnecessarily filming private portions and people, and implement blurring or image-exclusion measures as needed. Consult the statute on LégisQuébec – P-39.1.

Lastly, take applicable municipal by-laws, site safety rules and your condominium manager’s instructions into account. The board of directors must authorize the operation, mark off access routes and notify co-owners of the planned flight windows.

How to proceed: a simple six-step method

A well-planned deployment maximizes data quality and reduces inconveniences for co-owners.

1. Confirm the objective and scope
   – Define the targets: the entire roof, north and east façades, interior courtyards, and so on.
   – Specify whether you want a visual survey, an overview of anomalies or support for an engineering report.

2. Document the board of directors’ decision
   – Confirm the resolution in the board minutes in accordance with your declaration of co-ownership and your practices.
   – If the expense exceeds the applicable thresholds or concerns major work, confirm the required process (call for tenders, annual general meeting if necessary).

3. Choose the provider
   – Require proof of liability insurance, the appropriate licence and references.
   – For inspections involving the building envelope, consider retaining a professional (engineer or architect) to analyze the findings.
   – Consult the RBQ to verify the licence.

4. Notify people and secure the site
   – Inform co-owners of the dates, times and flight zones; post notices in the common portions.
   – Establish a safety perimeter outside and control access to the roofs.

5. Fly and collect data
   – Choose stable weather conditions and sufficient light.
   – Systematically cover the target areas and record every incident.

6. Report and integrate the findings
   – Deliver a structured report with time-stamped images, a location plan, a summary of anomalies and recommendations.
   – Keep the data in accordance with a clear policy and update the maintenance logbook and maintenance logbook study.

Minimum content of a drone inspection report

• Objective, date and scope of the mandate
• Annotated maps or plans of the areas flown over
• Time-stamped photos/videos with captions
• Anomaly grid (severity, urgency, common portion/private portion)
• Preliminary recommendations and areas for further investigation through physical access

Advantages and limitations of drones in divided co-ownership

Drone inspections offer clear benefits, but they do not replace everything. Your board of directors should understand their strengths and limitations before making a decision.

• Safety: less work at height, reduced fall risk and less temporary installation.
• Speed: extensive coverage in a short time, ideal for initial triage or after a weather event.
• Documentation: rich imagery for the board of directors, experts and insurers, useful for the minutes and communications at the annual general meeting.
• Limitations: weather conditions, blind spots (under eaves), and no possibility of destructive testing or exploratory openings.

Here is a useful comparison for a board of directors deciding between methods:

Most often, the drone serves as a starting point: it identifies priority areas for further investigation through close access.

Integrating findings into the maintenance logbook, maintenance logbook study and budget

A drone survey has value only if it feeds into your management tools. Add the results to the maintenance logbook and maintenance logbook study, then carry the priorities into the budget and contingency fund.

• Maintenance logbook: add the deficiencies, their severity and short-, medium- and long-term actions.
• Maintenance logbook study: update maintenance cycles (joints, flashings, membranes and seals).
• Contingency fund: adjust replacement schedules and provisions in light of the images.
• Communication: present an illustrated summary to the board of directors and at the annual general meeting; attach it to the minutes for traceability.

For structured support, see our administrative management services and the details of our packages.

Calls for tenders and selection criteria

A clear call for tenders prevents misunderstandings and makes comparison easier.

• Scope and deliverables: areas to cover, level of detail, image format, site plan and schedule.
• Professional requirements: insurance, licences, experience with the building envelope and references.
• Methodology: planned flight paths, quality control, ethics and data protection.
• Delivery: PDF report, annotated photo boards, raw files if needed and usage rights.

The board of directors can assess the proposals using a grid based on technical quality, safety, experience and timelines, consistently with the declaration of co-ownership and internal practices.

FAQ – frequently asked questions

Q1. Is a board of directors or annual general meeting resolution required for a drone flight?

– For routine maintenance, a board of directors resolution recorded in the minutes is generally sufficient, depending on the declaration of co-ownership. For a significant expense or a mandate related to major work, follow the prescribed process (calls for tenders, approvals and, if necessary, a decision of the annual general meeting).

Q2. Can the images show private portions or people?

– Minimize incidental capture of private portions and people. Inform occupants, limit the camera angle and apply blurring if required. Comply with the Act respecting the protection of personal information in the private sector (often associated with “Bill 25”) and retain the data only for as long as necessary.

Q3. Does a drone replace an in-person inspection?

– No. A drone is an excellent tool for visual triage and monitoring. To confirm water infiltration, a failed anchor or a structural problem, testing, exploratory openings and close access by a professional remain necessary.

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

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

Do you manage a divided co-ownership in Quebec? Discover our packages or contact us to assess your needs.