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05/05/2026Preventive maintenance is the best investment a co-ownership syndicate can make. Every dollar invested in prevention can save $5 to $10 in emergency repairs. In Quebec, where freeze-thaw cycles place buildings under significant stress, a structured maintenance program is essential. Here are the 15 essential actions to include in your maintenance logbook.
Spring (April–May)
1. Roof inspection
After a Quebec winter, the roof has been subjected to significant thermal stress. Check for:
- Lifted, cracked or missing shingles
- Condition of the flashing around chimneys and vents
- Debris accumulating in the gutters
- Signs of water infiltration in the attic or top floors
Average cost: 200$ to 500$ for a professional inspection. A leaking roof can cause 50 000$+ in damage.
2. Foundation and French drain inspection
Freeze-thaw cycles can create cracks in the foundation. Look for:
- New cracks or widening of existing cracks
- Signs of moisture or efflorescence (white deposits)
- Whether the sump pump is working properly
3. Balcony cleaning and inspection
Concrete balconies deteriorate with freeze-thaw cycles. Watch for:
- Spalling concrete
- Exposed reinforcing steel (visible rust)
- Condition of guardrails and waterproofing membranes
Important: a crumbling balcony is a safety hazard that engages the syndicate’s liability.
4. Restarting landscaping
- Cleaning flower beds and common portions
- Checking the irrigation system
- Repairing parking surfaces (potholes)
Summer (June–August)
5. Air conditioning system maintenance
- Cleaning or replacing filters
- Checking the refrigerant level
- Cleaning outdoor condensers
6. Masonry inspection
Summer is the best time for masonry work:
- Deteriorated mortar joints (repointing)
- Cracked or shifting bricks
- Water infiltration through the walls
Tip: repointing costs approximately 15$ to 30$ per square foot. Ignoring the problem leads to much more expensive structural repairs.
7. Painting and sealing
- Painting common portions (corridors, stairwells)
- Sealing windows and doors
- Sealing the parking area (if asphalt)
8. Plumbing inspection
- Checking shut-off valves
- Inspecting common water heaters
- Testing sprinkler systems
Fall (September–November)
9. Preparing for winter
- Shutting off outdoor taps and draining the lines
- Cleaning gutters and downspouts
- Checking attic insulation
- Caulking windows and doors
10. Heating system maintenance
- Inspecting and cleaning the boiler/furnace
- Bleeding radiators (hot-water systems)
- Checking thermostats
- Cleaning the chimney (if applicable)
Average cost: 150$ to 300$ for annual boiler maintenance. A breakdown in the middle of January can cost thousands in emergency repairs and freeze damage.
11. Fire inspection
- Testing all smoke and CO detectors
- Checking fire extinguishers (expiry date)
- Testing emergency lighting
- Checking emergency exits
Winter (December–March)
12. Snow and ice management
- Regular snow removal from entrances and parking areas
- Controlling snow accumulation on the roof
- Preventing ice dams
- Salting/sanding pedestrian surfaces
13. Monitoring water infiltration
- Regularly inspecting basements and underground garages
- Checking sump pumps
- Monitoring condensation on windows
Year-round
14. Cleaning common portions
- Regularly cleaning corridors, lobbies and stairwells
- Maintaining laundry rooms
- Cleaning storage areas
15. Ongoing documentation
- Updating the maintenance logbook after every intervention
- Keeping invoices and reports
- Taking before-and-after photos of the work
- Tracking supplier warranties
How much does a preventive maintenance program cost?
As a general rule, plan for between 500$ and 1 500$ per unit per year for preventive maintenance, depending on the age and condition of the building. This amount may seem high, but it is far lower than the cost of major unplanned repairs.
Concrete example: annual maintenance for a flat roof costs approximately 500$. Ignoring this maintenance for 5 years can lead to a complete replacement costing 30 000$ to 80 000$—not including interior water damage.
Preventive maintenance budget by building size
| Size | Estimated annual budget | Per unit/month |
|---|---|---|
| 10 units | 5 000$ to 15 000$ | 42$ to 125$ |
| 25 units | 12 500$ to 37 500$ | 42$ to 125$ |
| 50 units | 25 000$ to 75 000$ | 42$ to 125$ |
| 100 units | 50 000$ to 150 000$ | 42$ to 125$ |
These amounts should be included in the annual budget and discussed at the annual general meeting. The contingency fund covers major work (roof replacement, windows, etc.), while the working capital fund covers routine maintenance.
multiRent manages your co-ownership’s preventive maintenance with our Complete Management package (35$/unit/month). We coordinate all work, keep the maintenance logbook up to date and ensure rigorous follow-up. Contact us to learn more.
