Condo Elevators: RBQ Requirements and Contracts

Elevators are vital in a divided co-ownership. For the syndicate and the board of directors (board), rigorous maintenance is not merely a matter of comfort. It is a regulatory obligation governed by the Regie du batiment du Quebec (RBQ) and the Quebec Construction Code.

This article explains, in plain language, the syndicate’s responsibilities, RBQ requirements, and the essential clauses of a good maintenance contract. It also provides practical advice for budgeting work, documenting interventions in the maintenance logbook/EUC, and reducing the risk of breakdowns and claims on a day-to-day basis.

Please note that the rules evolve. The information below is provided for information purposes (current as of 2026-05-25). Always refer to the official texts of the RBQ and LégisQuébec.

Legal framework and RBQ standards: the essentials for your board

In a divided co-ownership, the elevator is a common portion. The syndicate, through the board of directors, must keep the equipment in good condition, safe and compliant. The Building Act and the Quebec Construction Code impose minimum requirements for installation, preventive maintenance, safety testing and record-keeping.

• RBQ licence for the contractor: assign the work to a company holding a valid RBQ licence for lifting devices. Check it in the RBQ’s public registry.
• Compliance with standards: maintenance and testing must comply with the Quebec Construction Code (the chapter on elevators and other lifting devices) and the applicable technical standards.
• Maintenance logbook (EUC): keep a record on site of maintenance, service calls, replaced parts, periodic tests and corrective work. This logbook must be available to the contractor and the RBQ inspector.
• Maintenance and testing frequency: follow the intervals prescribed by the manufacturer, the standards and your contract (for example, regular preventive visits and periodic testing of safety devices according to the established schedule).
• Access and signage: restrict access to machine rooms to authorized persons. Display the required information (rated load, identifier, instructions, etc.).

Useful links:

• RBQ — Elevators and other lifting devices
• RBQ — Construction Code
• LégisQuébec — Building Act (B-1.1)
• RBQ — Licence holder registry

Reporting incidents and inspections

In the event of a serious incident (injury, major failure), take the device out of service, contact your contractor promptly and, if necessary, report the situation to the appropriate authorities. Keep the documentation (reports, photos, correspondence) and record the facts in the maintenance logbook. During an RBQ inspection, have maintenance reports, test certificates and correction reports readily available.

Maintenance contract: essential clauses and pitfalls to avoid

A clear contract protects the syndicate, reduces downtime and facilitates accountability at the annual general meeting. Before signing, compare bids on an equivalent basis and insist on transparency regarding exclusions and response times.

Points to include or verify:

• Scope of preventive visits: lubrication, adjustments, hoistway cleaning, safety checks and documented functional tests.
• Visit frequency: monthly or based on usage (peak hours, persons with reduced mobility, high-rise buildings, etc.).
• Response times and 24/7 service: specify response targets for breakdowns, trapped occupants and alarms.
• Periodic tests: responsibilities, schedule and a written report after each test (brakes, speed governors, safety devices, etc.).
• Parts and labour: what is included in the flat fee versus billable items (electronic boards, cables, doors, operators, batteries, oil and travel).
• Modernization and obsolescence: triggering criteria, preliminary studies, construction coordination and service continuity.
• Access to the maintenance logbook/EUC: format, data ownership and sharing with the condominium manager and the board.
• Receipt and compliance: annual confirmation of services provided and a list of corrected or outstanding non-compliances.

Governance tip: include in the contract a quarterly monitoring mechanism involving the condominium manager, contractor and a designated director. File a summary in the board minutes and, annually, at the annual general meeting.

Planning and budgeting: common expenses, contingency fund and EUC

Condo fees must cover routine maintenance and usual repairs. For major replacements (for example, controllers, cables and hydraulic cylinders), plan through the contingency fund. A building condition assessment (EUC) and an up-to-date maintenance logbook help estimate the remaining useful life and set contributions appropriately.

Best practices:

• Review the contract and breakdown history when preparing the annual budget.
• Include anticipated modernizations in the multi-year plan (EUC), with cost ranges and target years.
• Negotiate clauses that limit unexpected costs (critical parts, availability and response times).
• Set aside an allowance for breakdowns in the common expenses if the building is heavily used (intensive use and frequent deliveries).

To structure your processes and budget monitoring, see our financial and operational management services:

• MultiRent — Financial management
• MultiRent — Operations management

Day-to-day operations: safety, breakdowns and claims

A clear procedure reduces risks and reassures co-owners.

• Breakdown or trapped person: contact the maintenance contractor immediately. In the event of a medical emergency or danger, call 911. Never attempt a rescue without qualified personnel.
• Communication: display an emergency number in the elevator cab and lobby. Inform co-owners of an extended outage by email and through posted notices.
• Machine room and shaft: control access and keep the area clean and dry. Avoid storing anything in these spaces.
• Claim (water, fire or intrusion): shut off the power according to the procedure, secure the premises, and notify the insurer and contractor. Take photos and record the incident in the maintenance logbook.
• Preventive maintenance: follow the schedule; postponing work today often costs more tomorrow (breakdowns, damaged parts and loss of enjoyment).

Also remember to record major events in the board minutes and provide co-owners with a brief update at the annual general meeting. Transparency builds trust and makes budgets easier to approve.

Roles of the board, condominium manager and contractor

• Board: sets service objectives, approves the contract, monitors performance indicators, approves significant expenses and reports to co-owners.
• Condominium manager: coordinates visits, centralizes service calls, keeps the maintenance logbook/EUC up to date and prepares reports for the board.
• Contractor: performs maintenance, prepares reports, advises of RBQ non-compliances and proposes corrective work.

Before signing the contract

• Define your needs (usage, response-time expectations and building constraints) and your budget.
• Launch a structured call for bids and require a common quotation template.
• Check each bidder’s RBQ licence in the public registry and ask for references from comparable divided co-ownerships.
• Make sure responsibilities for regulatory testing are clear and that reports will be provided to the syndicate.

During the contract

• Receive and archive every visit report; reconcile them with the invoices.
• Analyze trends (recurring breakdowns, critical parts and response times) and adjust the maintenance plan.
• Present an annual report at the annual general meeting, including costs, performance indicators and recommendations (modernization and optimization).

To compare your needs with comprehensive management packages, see our packages and resources:

• MultiRent — Packages
• MultiRent Blog

FAQ — Condo elevators

Q: How often must an elevator be serviced?

A: At a minimum, follow the schedule recommended by the manufacturer and the applicable standards. In practice, residential buildings often opt for monthly preventive visits, supplemented by periodic tests recorded in the maintenance logbook.

Q: Who pays for modernization (for example, the controller and doors)?

A: Elevators are common portions. Modernization is generally financed through the contingency fund and, if necessary, by special assessments in accordance with the declaration of co-ownership and the approved budget. Plan for these replacements early in your EUC.

Q: What should we do if the contractor does not meet its response times?

A: Refer to the contract’s service clauses. Document every incident, issue formal notices as needed and consider sending a formal demand if the situation continues. At the same time, prepare a transition plan for another properly licensed provider.

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

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