Quebec Condo Pre-Purchase Inspection: Essential Checklist

Buying a condo in divided co-ownership is not the same as buying a house. In addition to inspecting the private portion itself, you are also buying a share of the common portions and of the syndicate’s financial health. A thorough pre-purchase inspection, combined with a complete document review, reduces risks and gives you leverage to negotiate.

Here is a clear checklist adapted to the Quebec context to help you complete your condo pre-purchase inspection, covering technical aspects, common portions and the documents to obtain from the syndicate.

Why a pre-purchase inspection in divided co-ownership is different

• You assume a share of the work affecting the common portions (roof, façades, parking, elevator). These elements directly influence common expenses and special assessments.
• Decisions are made at annual general meetings and by the board of directors. The work schedule and budget planning will affect you for years.
• Co-ownership documents (declaration of co-ownership, by-laws of the immovable, annual general meeting minutes, contingency fund study/maintenance logbook, financial statements) are just as important as the physical condition of the private portion.
• The legal warranty and certain obligations are governed by the Civil Code of Quebec; in particular, consult the sections on divided co-ownership and the contingency fund to understand your rights and duties.

Tip: before paying for a detailed inspection, obtain the syndicate’s key documents first. You will know whether the building is well managed and whether an in-depth visit is worth the investment.

Technical checklist – Private portions of the condo

Ask your building inspector (ideally a member of a recognized professional order or association) to cover, at a minimum:

• Infiltration and interior envelope
  • Signs of moisture or mould on walls and ceilings, around windows and patio doors.
  • Sealing at thresholds, caulking and silicone joints in the kitchen and bathroom.
• Visible structure and finishes
  • Sagging floors, unusual cracks in drywall and rubbing doors (possible structural movement).
  • Shared partitions: signs of inadequate soundproofing (simple listening tests, without drilling).
• Windows and doors
  • Age and type (PVC, aluminium, wood), operation, condensation between panes (failed sealed units) and caulking.
• Plumbing
  • Age of the water heater (request the label), capacity, drip pan and emergency drain.
  • Types of visible piping (copper, PEX, polybutylene), leaks, water pressure and traps.
• Electrical
  • Panel (amperage and brand), breakers, signs of overheating, and GFCI/arc-fault receptacles in the proper locations.
  • Exposed wiring and non-compliant additions in suspended ceilings or storage areas.
• Heating, air conditioning and ventilation
  • Heat pump/convector heaters: age, maintenance and noise level.
  • HRV/ERV: operation, filters and exhaust flow in bathrooms and the kitchen.
• Kitchen and bathrooms
  • Leaks under sinks, seals, effective ventilation, and stable showers and toilets without seepage.
• Private balcony (if applicable)
  • Securely fastened guardrails, corrosion and slope for water drainage; materials (wood, concrete or fibre) and wear.
• Indoor parking (private right of use)
  • Cracked slabs, seepage and exposed steel; signs of salt and efflorescence.
• Storage area/locker
  • Moisture, ventilation and persistent odours.

Practical tips:

• Take photos and record the serial numbers and ages of appliances.
• Request an illustrated written report with priorities (immediate/12 months/to monitor) and an approximate order of magnitude for the work.

Checklist – Common portions to examine closely

Even if access is sometimes restricted, try to view these areas with the board of directors or condominium manager:

• Roof
  • Age, membrane type, recent repairs, drains and flashings.
• Façades and envelope
  • Cracked masonry, deteriorated joints, balcony anchors and signs of infiltration at lintels.
• Balconies, terraces and guardrails
  • Corrosion, spalled concrete and membrane waterproofing.
• Parking and structure (garage)
  • Active cracks, exposed reinforcing steel and whether a concrete maintenance plan exists.
• Elevator(s)
  • Recent modernization, regular maintenance and recurring breakdowns (check the minutes).
• Common mechanical systems
  • Boilers, cooling towers, corridor and garage ventilation, and maintenance contracts.
• Fire safety
  • Fire extinguishers, emergency lighting, detectors and alarm panels; up-to-date maintenance clearance certificates.
• Common spaces
  • Exercise room, pool, spa and sauna: maintenance rules, dehumidification and water treatment.
• Waste management and odour infiltration
  • Garbage chute, recycling and ventilation in the rooms.

Ask for a syndicate representative to be present during the inspection. If that is not possible, supplement the visit with the documentation (maintenance logbook/contingency fund study and meeting minutes) to confirm the condition and planned work.

Documents to request from the syndicate

Your promise to purchase should be conditional on receiving and reviewing the following documents. Reading them is just as important as the physical inspection.

• Declaration of co-ownership and by-laws of the immovable
  • Definition of the common portions/private portions, rules of use and restrictions (pets, rentals and renovations).
  • Useful reference: the Civil Code of Quebec, the divided co-ownership section and the articles concerning the operation of the syndicate and common expenses.
• Minutes from the last 24 to 36 months
  • Annual general meetings and board of directors meetings: decisions, recurring breakdowns, losses, announced studies and major projects.
• Financial statements and current budget
  • Level of common expenses, arrears, receivables, debts and cash on hand.
• Contingency fund
  • Current balance, contribution rate, recent withdrawals and compliance with the contingency fund study/maintenance logbook.
  • The Civil Code of Quebec specifically provides for this fund to cover major replacements affecting the common portions.
• Contingency fund study and maintenance logbook
  • Assumptions (service lives and costs), work schedule and contribution recommendations.
• Syndicate insurance and losses
  • Insured amounts (building), deductibles, losses reported during the last 3 to 5 years and settlement of the claims.
• Relevant attestations and certificates
  • Syndicate attestation confirming that common expenses are up to date, that no voted special assessment remains unpaid, and that work privatized to the private portion complies (e.g., air conditioning).

Useful links:

• Civil Code of Quebec – Divided co-ownership and common expenses
• Civil Code of Quebec – Contingency fund
• OACIQ – Buyer resources and the importance of inspection
• RGCQ – Co-ownership resources and best practices

Finances, condo fees and assessment risks

The physical inspection must be considered alongside the financial figures:

• Compare common expenses with the services provided (heating included? elevator? pool?). Low fees are not always good news if the contingency fund is insufficient.
• Measure the gap between the contingency fund balance and the needs projected by the contingency fund study. A significant gap often indicates special assessments in the short or medium term.
• Check whether co-owners have arrears and review the collection policy. Chronic delays weaken cash flow.
• Watch for “deferred maintenance” line items in the minutes and notes to the financial statements; they reveal postponed work.

To understand how a condominium manager centralizes this information (budget, contingency fund, minutes and contingency fund study), see our overview of financial and administrative management services: multiRent – Financial management services and administrative management.

Choosing an inspector and understanding the limits

• Clear mandate: specify the scope (private portions + review of accessible common portions + document summary if possible). Attach the checklist to the mandate.
• Qualifications: choose a trained and insured building inspector who provides detailed reports and references.
• Inspection limits: no opening of walls or destructive testing; the inspector observes, measures and recommends additional checks as needed (thermography, engineer, licensed electrician, etc.).
• Coordination: notify the syndicate early to facilitate access to roofs, mechanical rooms or the garage during the visit.
• OACIQ guidance: the organization reminds buyers that inspection is a key element of the transaction; include an inspection condition in your promise to purchase and respect the deadlines.

Want to explore co-ownership in greater depth? Browse our blog for more practical guides.

Negotiating and deciding after the inspection

• If the report reveals urgent work or components nearing the end of their service life (e.g., original windows or a roof that needs replacement), discuss a price adjustment or partial assumption of the cost of the work.
• Support any renegotiation with specific excerpts: photos, rough estimates and passages from the contingency fund study and annual general meeting minutes.
• Remain factual and respect the deadlines set out in your promise to purchase. Once these deadlines have passed, you may lose your contractual remedies.
• Build a post-purchase plan: maintenance priorities in the private portion, a replacement schedule and a budget cushion for possible assessments.

Mini recap checklist

• Private portions: infiltration, windows/doors, plumbing, electrical, HVAC/ventilation, finishes, balcony and locker/garage.
• Common portions: roof, façades, balconies, structure/garage, elevator, mechanical systems, fire safety and common spaces.
• Documents: declaration of co-ownership and by-laws, minutes for the last 24–36 months, financial statements/budget, contingency fund, contingency fund study/maintenance logbook, insurance and syndicate attestations.
• Negotiation: priorities, price-credit options and respected deadlines.

Quick FAQ

• Should you inspect a new or recent condo? Yes. Even a recent building may have construction defects, incomplete maintenance or an insufficient contingency fund. The inspection and document review remain relevant.
• Who pays for the inspection? The buyer, generally. Budget for this cost when making your promise to purchase and allow enough time to obtain access to the relevant common portions.
• Can you access all common portions? Not always. Ask the condominium manager or board of directors to accompany you and fill in the areas not visited with the contingency fund study, maintenance logbook and minutes.

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

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