GCR New Condo Pre-Delivery Inspection: Deficiency Checklist

Taking possession of a new condo in a divided co-ownership is an important moment. The pre-delivery inspection, required under the warranty plan administered in Quebec, governs the delivery of private portions and common portions. When done properly, it helps identify deficiencies, ensure corrections are made and get the future syndicate and its board of directors (board) off to a good start.

In this guide, we cover the “GCR new condo pre-delivery inspection,” what to check, who participates, which documents to prepare and how to follow up. You will find a list of typical deficiencies, practical advice for the board and co-owners, and useful references to the applicable rules.

What exactly is a GCR pre-delivery inspection?

The pre-delivery inspection is a formal verification, before taking possession, that the work is complete and compliant. It is carried out using a list of items to check and a form recognized by the warranty plan. The goal is to record, on the spot, any apparent defect or incomplete work and establish the corrections to be completed by the contractor within reasonable time frames.

In Quebec, this step is governed by the Regulation respecting the guarantee plan for new residential buildings (see LégisQuébec). It sets out, among other things, the concept of acceptance of private portions and common portions, the process for reporting apparent defects, and the obligations of the contractor and beneficiary. Refer to the regulation for the applicable conditions and time limits.

• Regulatory reference: Regulation respecting the guarantee plan for new residential buildings (see LégisQuébec).
• Practical information: the “Guarantee Plan” section of the RBQ.

Who participates, and when?

The pre-delivery inspection takes place in two distinct parts because responsibilities differ in a divided co-ownership.

Private portions (your unit)

• Who: the buyer (co-owner) and the contractor. You may be accompanied by a professional if you wish.
• When: when the unit is delivered, before the keys are handed over. The deficiency list is prepared and signed that day.
• What is covered: everything belonging to your unit (walls, floors, doors, unit windows, interior equipment and so on).

Common portions (building)

• Who: the syndicate’s representative (often the developer at first, followed by the interim or elected board) with the contractor, assisted as needed by a professional (architect, engineer or technologist).
• When: when the common portions are substantially complete and accessible. The schedule may provide for an initial inspection, followed by additional inspections as the work is completed.
• What is covered: lobby, corridors, stairwell, structure, roof, building envelope, parking, mechanical systems and so on. Refer to the declaration of co-ownership (DCV) to clearly distinguish common portions from private portions.

Tip: for the common portions, the process fits well with the future maintenance logbook / EUC. Documenting things today makes tomorrow’s management easier.

GCR deficiency checklist: what to check, room by room

Here is a practical list of items to examine. Adapt it to your project’s specifications, plans and specifications, and the DCV.

• General unit finishes (private portions)
  • Walls and ceilings: cracks, poorly finished joints, uneven paint and signs of moisture.
  • Floors: squeaking, warped planks, cracked tiles and poorly aligned joints.
  • Doors and hardware: sagging, rubbing, missing weatherstripping and sticking locks.
  • Unit windows: opening and closing, locking, interior caulking and no abnormal condensation.
  • Mouldings and baseboards: poorly joined cuts, visible nails and chipped finishes.
• Kitchen
  • Cabinets and countertops: levelling, door and drawer adjustment, chips and sealing joints.
  • Sink and plumbing: visible leaks, compliant trap, and adequate flow and drainage.
  • Appliances provided: installation, connections and basic operation.
  • Electrical outlets and GFCI: presence, polarity/circuit testing and secure covers.
• Bathroom and laundry room
  • Tile and grout: cracks, incomplete joints and slope toward the drain.
  • Shower/bathtub: watertightness, door closing properly and continuous silicone joints.
  • Toilet: solid anchoring, no leak at the base and adequate filling.
  • Ventilation: perceptible airflow, timer if provided and discharge to the outside.
  • Laundry room: shut-off valve, overflow protection, containment tray if required and floor drain.
• Heating, air conditioning and ventilation
  • Thermostats: installation and operation.
  • Indoor units (e.g., wall-mounted units): vibration, abnormal noise and condensate drainage.
  • Heat recovery ventilator: filters, balancing mode and secured ducts.
• Safety and devices
  • Smoke/CO detectors: presence, location and testing.
  • Intercom and access control: operation, door release and camera if applicable.
• Balcony, terrace and parking (if attached to the unit)
  • Guardrails: sturdiness, compliant height and anchoring.
  • Finishes: cracks, slopes and drainage.
  • Indoor parking: markings, electrical charging station (if installed) and door opening.
• Common portions
  • Building envelope: masonry or cladding, joints, sills, flashings and exterior caulking.
  • Roof and common terraces: membrane, drains, guardrails and safe access.
  • Structure and parking: cracks, concrete spalling, visible corrosion and sump pumps.
  • Building mechanical systems: boilers, cooling towers, corridor ventilation, electrical panels, generator and emergency lighting.
  • Fire safety: self-closing fire doors, door closers, signage, fire extinguishers, alarm station and elevator controls.
  • Common areas: finishes, handrails, floor coverings, lighting and access control.

Important: record every issue with a clear description, precise location, dated photos and, when needed, a short video. Traceability speeds up corrections and simplifies follow-up with the contractor.

Process and documents: how to proceed properly

• Before the visit
  • Obtain the plans, specifications and list of inspection items recognized by the warranty plan.
  • Prepare an agenda, as you would for meeting minutes, and appoint someone to be responsible for notes and photos.
  • Confirm access to all rooms and equipment (keys and technical rooms) with the contractor.
• During the visit
  • Go through the list in a logical order (outside to inside, top to bottom, then unit by unit as needed).
  • Systematically test doors, windows, taps, mechanisms, safety devices, drains and alarm activation.
  • Record only observable facts. Avoid opinions; be precise and concise.
• After the visit
  • Have the deficiency list signed by the parties present.
  • Establish reasonable time frames for each correction with the contractor, along with a written communication method.
  • Keep the list, photos and correspondence in the syndicate’s records and, ideally, link them to your maintenance logbook / EUC.

For the board, support from a building professional can be a wise choice, especially for complex common portions. The RBQ reminds us that the contractor must correct apparent defects recorded during the pre-delivery inspection within the agreed time frames.

Time frames, follow-up and recourse after the pre-delivery inspection

• Recorded apparent defects: the contractor must correct them according to the agreed schedule. If there is a delay, send written notice and propose a new schedule.
• Apparent defects not recorded: they may be more difficult to have recognized after acceptance. This is why a methodical inspection is so important.
• Latent defects: if they appear later, the warranty plan provides claim mechanisms and specific time limits (see the regulation). Document the discovery and provide prompt written notice.
• Dispute: if disagreement persists, follow the claim process provided under the plan and, if necessary, the conciliation/arbitration steps.

Useful references:

• Regulation respecting the guarantee plan (see LégisQuébec)
• Civil Code of Quebec – contractor obligations and acceptance of the work (see LégisQuébec)
• Practical advice for syndicates: RGCQ
• Purchase and delivery protections: OACIQ

Common mistakes to avoid (and our advice)

• Skipping steps: a rushed visit can let apparent defects go unnoticed. Take your time and follow the list.
• Failing to distinguish common portions from private portions: rely on the DCV to avoid misunderstandings about responsibility.
• Forgetting electromechanical systems: ventilation, drainage and fire safety are frequent sources of claims.
• Documenting without photos: clear, dated and localized images reduce later disputes.
• Putting off follow-up: appoint someone responsible and keep a correction log with target dates and reminders.

To structure your follow-up and maintenance, see how integrating the maintenance logbook / EUC makes it easier to plan future work. If you are looking for outside support, explore our operations management and administrative management services for divided co-ownerships.

Frequently asked questions

• Is a pre-delivery inspection mandatory for a new condo?
  Yes. It is part of the delivery process provided for under the guarantee plan for new residential buildings. It governs acceptance of the private portions and common portions and must be recorded in writing.
• Who pays for the pre-delivery inspection?
  The contractor and buyer must be present. If you retain a professional to accompany you, their fees are generally your responsibility unless a different contractual arrangement applies.
• What is the difference between a pre-delivery inspection and a pre-purchase inspection?
  The pre-delivery inspection takes place before delivery of a new building covered by a warranty and focuses on apparent defects. A pre-purchase inspection concerns the purchase of an existing condo and an overall assessment of its condition, outside the warranty plan framework.

Would you like to learn more? Visit our blog for other guides and best practices in divided co-ownership in Montreal.

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

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