Quebec Co-ownership Garage Door: Safety and Maintenance

The garage door in a divided co-ownership parking facility is critical equipment. It protects access, prevents intrusions and must operate safely, in both summer and winter. However, the syndicate’s maintenance and safety obligations are often misunderstood. This article provides an overview, in Quebec French, of what your board of directors (board) must plan for a motorized sectional garage door in a Quebec co-ownership.

We cover the syndicate’s responsibility, basic safety standards, a practical preventive maintenance program, and governance (contracts, budget and communications). Useful links to the RBQ, LégisQuébec and the RGCQ are included for further information.

Common Portions, Private Portions and the Syndicate’s Responsibility

• In most buildings, the garage door controlling access to the parking area is a common portion. Check the declaration of co-ownership and the by-laws of the immovable to confirm its classification and the limits of maintenance responsibilities.
• When a component is a common portion, the syndicate is responsible for its preservation, maintenance and administration (see section 1039 of the Civil Code of Quebec). Co-owners contribute through common expenses, also called common charges or assessments (see section 1064 of the Civil Code of Quebec).
• After a loss, repairs to common portions are the syndicate’s responsibility, subject to the applicable insurance policies and provisions (see section 1077 of the Civil Code of Quebec). Take deductibles and potential liability related to improper use into account.

In practical terms, the board must:

• include the garage door in the maintenance logbook / EUC;
• include expenses in the annual budget and, if necessary, in the contingency fund for long-term replacement;
• have major work approved at the annual general meeting when necessary, then file the minutes.

Legal Obligations and Choosing a Qualified Contractor

In Quebec, the syndicate must keep the building safe and use contractors holding the licences required for specialized work.

• The Civil Code requires the syndicate to preserve the building and manage the common portions. This includes motorized equipment such as a sectional garage door (see section 1039 of the Civil Code of Quebec).
• Expenses related to the door’s routine maintenance and repairs are shared among co-owners according to the declaration of co-ownership and the law (see section 1064 of the Civil Code of Quebec).
• For any installation, modification or repair work affecting the mechanism, springs, track or operator, retain a contractor duly licensed by the Regie du batiment du Quebec (RBQ). Verify the contractor’s licence and subcategories before signing.

Official resources:

• LégisQuébec – Civil Code of Quebec (overview)
• LégisQuébec – Building Act (B-1.1)
• RBQ – Find and verify a contractor’s licence
• RGCQ – Co-ownership resources and best practices

Tip: keep compliance certificates and maintenance invoices in your files and attach a summary to the next set of minutes. This record demonstrates the board’s diligence.

Preventive Maintenance Program: What to Check and When

A simple, documented program reduces breakdowns, limits the risk of incidents and extends the equipment’s service life.

Recommended Frequencies

• Monthly (on site by a trained manager or concierge): basic safety tests and visual inspection.
• Quarterly (specialized company): adjustments, lubrication, tightening and mechanical/electrical checks.
• Annually (specialized company): complete maintenance, updating of torque limiters, verification of anchors and a signed written report.

Essential Checklist

• Reversing devices: the photoelectric sensor and safety edge work properly; the door reverses when it contacts an obstacle.
• Force and speed: settings comply with the manufacturer’s specifications; there is no excessive impact when closing.
• Cables, springs and drums: no major wear, broken strands or advanced corrosion.
• Tracks and rollers: properly aligned, with no deformation or excessive play.
• Operator and chain/belt: normal noise, no overheating and covers in place.
• Push buttons, emergency stop and padlocks: clearly identified, functional and accessible.
• Signs and lighting: “Caution: Automatic Door” pictograms are visible; threshold lighting works properly.
• Clear zone: no obstructions near the tracks or the door’s path.
• Emergency access: manual release tested; instructions posted for first responders.

Summary table to include in your maintenance logbook / EUC:

Best practices:

• Use the manufacturer’s maintenance checklist and adapt it to the building’s circumstances.
• Archive reports in a “Garage Door” file and in your document management tool; share a summary with the board.
• Schedule visits outside peak hours and notify co-owners 48 h in advance.

To structure your operations, see our operations management service: https://www.multirent.ca/services/#gestion-des-operations

User Safety: Tests, Instructions and Signage

Most incidents occur because safety systems are improperly adjusted or the door is used incorrectly. Strengthen your prevention measures.

Critical Tests and Adjustments

• Reversal test: place a rigid obstacle (e.g., a piece of wood) under the door; it must reverse while descending without crushing the object.
• Photoelectric sensors: check alignment and clean the lenses; interrupting the beam must stop/reverse the movement.
• Safety edge (if present): press the strip; the door must reverse immediately.
• Torque limiter: prevents excessive closing force; have the adjustment performed by a qualified contractor.

Signage, Access and Behaviour

• Post clear pictograms at eye level on both sides of the door.
• Prohibit following a vehicle too closely or walking under a moving door; repeat these instructions in periodic notices.
• Keep the area free of all objects; never hang padlocks, chains or cables that were not provided by the manufacturer.
• Manage remote controls and access devices (phones, remote controls and RFID tags) using user profiles and quickly revoke access when a device is lost.

In the event of an incident or near miss, prepare an internal report and, if there is an injury or damage, notify the syndicate’s insurer. Incorporate lessons learned into your procedures.

Governance: Contracts, Budget, Communications and Record-Keeping

• Maintenance contract: favour an annual contract with scheduled visits, a detailed checklist, response times for service calls and a written report.
• Calls for bids: for a major replacement (door, tracks or operator), prepare a comparative quote and require proof of insurance and an RBQ licence. Also compare parts and labour warranties.
• Budget and contingency fund: include routine maintenance in the operating budget; plan for replacement (10–20 years depending on use) in the contingency fund, with indexing.
• Communications with co-owners: before work begins, post the closure periods; after the work, summarize the actions taken and safety reminders. Publish a notice and keep a copy with the board’s minutes.
• Evidence and compliance: archive reports, photos, certificates and manuals. This documentation may be useful in the event of a claim or inspection.

Practical resources:

• RBQ – Verify a contractor’s licence
• RGCQ – Co-ownership maintenance best practices
• LégisQuébec – Civil Code of Quebec

For more practical guides, visit the multiRent blog: https://www.multirent.ca/blogue/

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

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