Quebec Condo Underground Parking Maintenance (EUC)

Underground parking is part of the common portions of a divided co-ownership. It is an aggressive environment for materials: de-icing salts, moisture, freeze-thaw cycles and constant traffic. Without a solid maintenance plan and an EUC (study of the maintenance logbook), costs can skyrocket and safety can deteriorate. This article sets out a practical approach to structuring maintenance, preparing for major work and meeting the applicable requirements in Quebec.

Objective: turn the garage into a durable asset through a preventive maintenance plan, a well-prepared EUC and financial planning aligned with the contingency fund.

Why underground parking requires structured maintenance

The garage concentrates several risks: water infiltration, corrosion of steel reinforcement, concrete delamination, CO buildup, slippery surfaces and incidents linked to blocked drains. Vehicle traffic carrying salt accelerates the deterioration of slabs, joints and waterproofing membranes. The later the intervention, the larger the affected area and the higher the bill.

For the syndicate, preventive maintenance protects the value of the building and prevents costly closures. A clear plan reduces complaints, makes the board of directors’ work easier and supports informed decisions at the annual general meeting. Regularly updating the maintenance logbook and records (photos, reports and minutes) promotes transparency and traceability in technical and budgetary decisions.

EUC and the maintenance logbook: what Bill 16 changes

The EUC (study of the maintenance logbook) inventories the components of the garage’s common portions, assesses their condition, proposes a maintenance strategy and sets frequencies. It supports the maintenance logbook and works alongside the contingency fund study for major replacements and repairs.

Since Bill 16, the maintenance logbook and contingency fund study have been subject to a framework and must be kept up to date methodically. The EUC supports the schedule, periodic inspections and budget allocations related to the contingency fund. The result: fewer surprises, better-defined calls for tenders and more confident decisions at the annual general meeting.

• Typical EUC content for the garage: inventory (slabs, joints, columns, drains, sump pumps, doors, ventilation, CO detection and lighting), condition and risks, recommended maintenance, prioritization, indicative costs and time frame.
• Deliverables: maintenance schedule, inspection checklists, technical data sheets, seasonal monitoring recommendations and triggering criteria for an engineering assessment.

For an overview of Bill 16’s impacts on the maintenance logbook and contingency fund study, consult the RGCQ (Rassemblement des gestionnaires et copropriétaires du Québec).

Legal obligations and standards to know (summary)

The Civil Code of Quebec assigns the syndicate responsibility for conserving the building and administering the common portions, including underground parking (see section 1039 C.C.Q.). Current maintenance and repair expenses are common expenses (see section 1064 C.C.Q.). Major replacements and repairs must be planned through the contingency fund (see section 1071 C.C.Q.).

The Building Maintenance Regulation requires, for the parking facilities covered, periodic inspections by an engineer at the intervals set out in the regulatory text. The report must identify deficiencies and corrective measures, with follow-up documented by the syndicate.

From a safety perspective, indoor parking facilities must manage carbon monoxide concentrations through adequate ventilation and operational detection systems. Regular testing and documented maintenance are essential.

Useful references:

• Civil Code of Quebec (conservation, expenses and contingency fund — sections 1039, 1064 and 1071).
• Building Maintenance Regulation (parking facilities and professional inspections).
• RBQ — Carbon monoxide in indoor parking facilities.
• RGCQ — Bill 16 resources (maintenance logbook and contingency fund study).

Preventive maintenance plan: checklist and frequencies

An effective plan combines frequent internal rounds, seasonal maintenance by specialized contractors and periodic professional inspections. Everything should be archived in the maintenance logbook and presented to the board of directors, then summarized for the annual general meeting.

Essential checklist

• Slabs, beams and columns: active cracks, spalling, exposed reinforcement and abnormal deflection.
• Joints and membranes: tears, lifting, loss of adhesion and wear on ramps.
• Drainage: clear grates, clean sumps, tested pumps and check valves, and no odours.
• Ventilation and CO: calibrated sensors, fans in automatic mode and testing log.
• Doors and devices: sectional doors, fire doors, springs, barriers and ground loops.
• Electrical systems and lighting: light fixtures, emergency lighting and GFCI protection in wet areas.
• Safety: signage, anti-slip strips, convex mirrors and accessible fire extinguishers.
• Cleanliness: sweeping, snow removal from ramps, salt management and spring washing.

Recommended frequencies (to be adapted to the EUC and the engineer)

• Weekly: visual round, drains and clearance of exits.
• Monthly: sump pump tests, door opening and closing, and CO sensors.
• Seasonal: spring washing, local joint sealing and ventilation cleaning.
• Annually: inspection by a concrete contractor, CO calibrations and sprinkler testing (if present).
• Every 5 years (or as required by the applicable regulation): inspection by an engineer, report and action plan.

Also consider creating a “weak signals” register: recurring seepage, rust stains, persistent puddles, odours or false alarms. These clues guide the engineer and help with prioritization.

Typical major work and how to plan it

Major garage work often involves waterproofing, structural components and drainage. It requires rigorous technical and administrative preparation because it affects traffic flow and the budget.

Common examples of work

• Replacement of the waterproofing membrane on a roof-terrace slab or ramp, and replacement of expansion joints.
• Concrete: repair of spalled areas, replacement of deteriorated sections and corrosion treatment.
• Drainage: adding or realigning slopes, and replacing drains and sump pumps.
• Ventilation: modernizing fans, variable frequency drives and sensors.
• Doors and access control: replacing sectional doors, loops and control cabinets.

Recommended approach

1. Diagnosis: retain an engineer to characterize the condition, define options and establish phasing.
2. Budgeting: align the recommendation with the contingency fund study and the EUC.
3. Calls for tenders: clear specifications, operating methods and constraints, schedule, warranties and insurance.
4. Governance: a board of directors’ decision and, where required, approval at the annual general meeting under the declaration of co-ownership and the Civil Code of Quebec; publish the minutes.
5. Communication: notice to co-owners and tenants, a temporary traffic plan and nuisance management.
6. Construction: quality control, follow-up meetings, and maintenance of a photo log and certificates.
7. Closeout: acceptance of the work, corrections, updated maintenance manual and integration into the logbook.

Budget tip: grouping interventions (e.g., joints + local drainage) reduces repeated work and operational shutdowns. The engineer helps determine the right technical and financial timing.

Safety and operations: ventilation, CO, salt and water

• Ventilation and CO: maintain compliance of sensors, fans and alarm logic. Document tests and correct failures without delay.
• Salt management: in spring, deep cleaning limits chloride penetration. Use less aggressive de-icing products whenever possible.
• Water and slippery surfaces: ensure effective drainage and anti-slip surfaces on ramps. Install temporary drip trays during periods of intense thawing.
• Lighting and visibility: check minimum illumination levels, replace light fixtures promptly and maintain convex mirrors.

For an overview of the operational aspects of a building, see MultiRent’s Services — operations management page. The blog also features practical articles for boards of directors and syndicates.

FAQ — underground parking in a divided co-ownership

Q1. How often should a garage be inspected?
A weekly internal round and monthly checks are recommended, along with annual maintenance by specialists. Depending on the applicable regulation, an engineer’s inspection is required at set intervals (often every 5 years), with a written report.

Q2. Who pays for garage repairs and major work?
Current maintenance and repair expenses are common expenses allocated according to the declaration of co-ownership. Major replacements and repairs should be financed through the contingency fund, funded in accordance with the Civil Code of Quebec and planned through the fund study.

Q3. Does the parking facility need to close during the work?
It depends on the scope and phasing. Some interventions can be completed by zone, in the evening or on weekends. A traffic management plan and advance notice to co-owners are essential to reduce the impact.

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

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