Bed Bugs in Quebec Co-Ownership: Who Pays?

Bed bugs can quickly disrupt life in a divided co-ownership. They require close coordination among the board of directors, the condominium manager, and each co-owner or occupant. In Quebec, the allocation of costs and responsibilities depends on the source of the infestation, the portions affected (common or private), and the declaration of co-ownership (DCV).

In this article, we clarify who pays for what, everyone’s roles, and a proven intervention protocol to contain and eliminate the infestation while limiting legal, financial and health risks.

Who pays for what? Principles applicable in Quebec

The basic rule in co-ownership is that common expenses are shared, while costs strictly related to a private portion normally fall to the co-owner concerned (see section 1064 of the Civil Code of Quebec; responsibility for the conservation of the building rests with the syndicate, see sections 1039 and 1077 of the Civil Code of Quebec). Here are the typical situations:

• Infestation limited to a private portion (one unit), without affecting the common portions: in principle, the co-owner assumes the extermination and preparation costs for their unit, in accordance with their DCV and the by-laws of the immovable.
• Infestation affecting common portions (landings, garbage chute, technical rooms) or requiring coordinated intervention throughout the building: inspection and extermination costs affecting the common portions are common expenses and are therefore allocated according to the co-ownership percentages.
• Spread caused by demonstrated negligence on the part of a co-owner or occupant (refusal to cooperate, failure to follow the protocol, introduction of infested items): the syndicate may claim the additional costs from the person at fault, under civil liability rules (see section 1457 of the Civil Code of Quebec) and the provisions of the DCV.
• Collective preventive measures decided on by the board of directors (bed bug-sniffing dogs, periodic inspections, mattress encasements, awareness initiatives): depending on the DCV and the resolution adopted, these expenses may be common expenses.

Important: even if the infestation begins in a unit, the syndicate will often need to coordinate and oversee the intervention to protect the entire building. The syndicate may advance certain costs to act quickly, then charge back the portion attributable to the co-owner concerned, in accordance with the DCV and internal policies.

Roles and responsibilities: syndicate, board of directors, condominium manager and co-owner

• Syndicate and board of directors
  • Protect the health and enjoyment of occupants by ensuring the conservation of the building (see sections 1039 and 1077 of the Civil Code of Quebec).
  • Adopt clear resolutions concerning pest-control intervention, access to units, communication and billing.
  • Engage a qualified exterminator and coordinate access to the units.
  • Document decisions and record follow-ups in the board of directors’ minutes and, where necessary, inform the annual general meeting.
• Condominium manager (if applicable)
  • Manage the logistics: notices, visits, preparation, keys and assistance for vulnerable occupants.
  • Standardize communications (notice templates, checklists) and maintain a case log in the maintenance logbook / EUC.
  • Verify invoices and allocate costs (common expenses or chargeback to a co-owner).
• Co-owner and occupant (including the tenant)
  • Notify the syndicate or condominium manager promptly at the first suspicion (bites, black spots, marks on mattresses).
  • Allow access to the unit for inspection and treatment, and follow the preparation instructions.
  • Avoid ineffective do-it-yourself treatments that worsen the spread; cooperate with follow-ups until eradication.

In the event of refusal of access or non-cooperation, the board of directors may assert the rights provided for in the DCV and the Civil Code (including the obligation not to interfere with the intended purpose of the building and to comply with the by-laws), then, if necessary, take legal action to obtain compliance and reimbursement of the additional costs.

Recommended intervention protocol (Day 0 to Day +30)

A standardized protocol speeds up eradication and reduces disputes. Here is a practical approach used by syndicates we assist.

1. Report and triage (Day 0-1)
   • The occupant immediately reports the suspected infestation to the condominium manager or board of directors (photos if possible).
   • The condominium manager records the case in the maintenance logbook / EUC and checks the infestation history.
2. Professional inspection and mapping (Day 1-3)
   • Engage a certified exterminator to inspect the affected unit and adjacent units (above, below and adjoining).
   • Inspection report setting out the infestation level and recommendations (chemical, steam or heat treatments, mattress encasements, traps).
3. Official communication (Day 1-3)
   • Written notice to the occupants concerned: preparation instructions (bagging items, high-temperature laundry, safe decluttering), schedule, responsibilities and access.
   • Information notice to the building if necessary, to avoid stigmatization and limit the movement of potentially infested items.
4. Preparation and access (Day 3-7)
   • Prepare the units according to the checklist provided by the exterminator and condominium manager.
   • Organize access keys and time slots. In the event of an absence, arrange authorized entry in accordance with the DCV.
5. Initial treatment (Day 7-10)
   • Professional treatment (method suited to the building and level of infestation).
   • Targeted treatment of common portions if required (garbage chute, baseboards in common areas, rooms).
6. Follow-ups and retreatments (Day +14 and Day +30)
   • Follow-up visits and retreatment if residual activity is found.
   • Final report confirming eradication, to be added to the syndicate’s records.
7. Close-out and continuous improvement
   • Update the by-laws of the immovable as needed (e.g., obligation to report promptly, preparation protocol, penalties for obstruction).
   • Review by the board of directors and entry in the minutes. Lessons learned are incorporated into the EUC for future prevention.

Practical tip: verify that the contractor holds the required licences and qualifications, and consult the RBQ tool to find and validate a contractor. See: RBQ — Find a contractor.

Prevention and the by-laws of the immovable

Adopt a “prevention first” approach to reduce risks and costs:

• Written anti-infestation policy (attached to the by-laws of the immovable)
  • Obligation to report promptly.
  • Right of reasonable access for inspection and treatment.
  • Prohibition on leaving furniture at the loading area without airtight wrapping and labelling.
  • Billing procedures in cases of proven negligence.
• Occupant awareness
  • Simplified preparation guides and posters in the common portions.
  • Periodic reminders through the newsletter and at the annual general meeting.
• Waste and bulky-item management
  • Dedicated, locked areas for temporary storage.
  • Set collection days and clear signage.
• Informed purchasing and moving
  • Exercise caution with used furniture and bedding.
  • Inspect units after a move, especially in buildings with high tenant turnover.
• Integration into the maintenance logbook / EUC
  • Incident log, floor plans, protocols, approved suppliers and notice templates.
  • Annual review by the board of directors and update at the annual general meeting; decisions are recorded in the minutes.

For general co-ownership best practices, consult the RGCQ.

Insurance, tenants and sales: points to consider

• Insurance
  • Most condo insurance policies (for co-owners and syndicates) exclude infestations. Check your coverage and eligible expenses (limited decontamination, temporary accommodation, if applicable).
  • Document everything: reports, photos, notices and minutes. This facilitates any claim or legal action.
• Tenants
  • If a unit is rented, the lease and legislation governing residential leasing also establish the landlord’s and tenant’s duties. The syndicate must nevertheless protect the common portions and coordinate access.
  • In the event of inaction, the landlord (who is often the co-owner) remains the syndicate’s contact for enforcement and chargebacks.
• Sale of a unit
  • Transparency is essential. Bed bugs are relevant information. The OACIQ emphasizes the importance of the seller’s declarations regarding the condition of the building: OACIQ — Seller’s declaration.
• Useful legal references (without reproducing the full text)
  • Purpose of the syndicate and conservation of the building: section 1039 of the Civil Code of Quebec.
  • Common expenses: section 1064 of the Civil Code of Quebec.
  • Maintenance and conservation: section 1077 of the Civil Code of Quebec.
  • Civil liability in cases of fault or negligence: section 1457 of the Civil Code of Quebec.
  • Consult the Civil Code of Quebec on LégisQuébec: Civil Code of Quebec — LégisQuébec.

To structure your processes (notices, standard emails and recordkeeping), see our administrative management and operations management services. You can also browse practical advice on our blog.

FAQ — bed bugs in co-ownership

Can a co-owner refuse access to their unit?

No, not without serious grounds. The DCV and the Civil Code allow reasonable access for inspections or work required for the conservation of the building and sanitary conditions. An unjustified refusal may lead to legal action and a chargeback of additional costs.

Who pays if several units are infested at the same time?

Costs relating to the common portions and collective organization are common expenses. Treatments inside a unit are generally paid by the co-owner of that unit, unless the DCV, a by-law or a third party’s fault justifies a different allocation.

Can do-it-yourself treatments (bombs, oils, etc.) be used?

This is not recommended. Several non-professional methods disperse bed bugs and worsen the infestation. Choose a specialized company and a protocol coordinated by the syndicate.

This article provides general information and does not constitute legal advice. For your situation, consult a lawyer or notary.

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