Quebec Condo Electrical Riser: Who Pays?

In a divided co-ownership, the electrical riser is a critical asset that is too often overlooked—until the day an upgrade becomes necessary. Between the syndicate’s responsibilities, co-owners’ obligations and insurers’ requirements, the question “who pays?” quickly comes back to the board of directors. This article clarifies the framework applicable in Quebec and proposes a practical approach for planning the work without cost overruns or confusion.

Updated as of 2026-07-14

What is an electrical riser?

The electrical riser (often called a “riser” or “electrical column”) consists of the conductors and equipment that distribute electricity vertically throughout the building, from the main electrical service entrance to the floors. It may include conduits, busbars, feeder cables, internal secondary transformers, general floor disconnects and, in some cases, the feeders extending to the unit panels.

In a condo, these components are generally located in technical shafts or mechanical spaces. They serve the needs of the common portions (elevators, ventilation and lighting) and the private portions (units). The declaration of co-ownership normally specifies the boundaries between what is a common portion and what belongs to each co-ownership fraction.

Common portions vs. private portions: who is responsible?

Under Quebec law, the common portions belong to the syndicate and are maintained at its expense, while the private portions belong to each co-owner. The declaration of co-ownership and the plans (annexes) remain the primary sources for determining the electrical dividing line: at the base of the riser, at the floor disconnect, at the unit’s main circuit breaker or elsewhere.

In practice, the following allocations are often seen:

• Main riser, busbars and vertical runs in technical shafts: common portions.
• Common feeders up to the floor disconnect point: common portions.
• Feeder between the riser and a unit’s main circuit breaker: sometimes a common portion, sometimes a common portion for restricted use, depending on the declaration of co-ownership.
• From the main circuit breaker (the panel in the unit) onward, including the internal wiring: private portion.

Financial consequences:

• Work on common portions: paid by the syndicate through common expenses (see section 1064 of the Civil Code of Quebec, contribution according to relative value), potentially from the contingency fund if it involves a major repair or replacement (see section 1072 of the Civil Code of Quebec).
• Work on private portions: paid by the co-owner concerned, unless the declaration of co-ownership provides otherwise.

For decisions made by the meeting of co-owners, the nature of the work matters: maintenance or code compliance work on a common portion generally requires a simple vote, while a significant improvement that could change the purpose or use may require a reinforced majority (see sections 1097–1098 of the Civil Code of Quebec; consult the exact wording on LégisQuébec).

Useful references:

• LégisQuébec – Civil Code of Quebec (co-ownership): see sections 1064, 1072, 1097 and 1098 of the Civil Code of Quebec (link below)

Upgrades: when and why to intervene

Several factors make an upgrade unavoidable or strongly recommended:

• Insufficient capacity: adding electric vehicle charging stations, heat pumps and high-powered appliances can overload older risers.
• Aging conductors and equipment: weakened insulation, overheating and risks of electrical arcing.
• Compliance with the Quebec Construction Code – Chapter V, Electricity, and RBQ requirements for work performed by an electrical contractor holding the appropriate licence.
• Insurers’ requirements: inspection reports, thermography and mandatory corrections before renewal.
• A reported loss (overheating or a fire starting) or an opinion from a master electrician or engineer.

In a co-ownership under our management, the decision to rehabilitate the riser was prompted by a combination of factors: requests for power supply for electric vehicle charging stations, recurring tripped breakers during peak hours and recommendations from an engineer. Careful planning made it possible to allocate costs clearly and limit the impact on co-owners.

Who pays? Cost allocation and condo fees

The answer follows from the legal classification of the components and the declaration of co-ownership. Here are typical scenarios to guide your board of directors:

• Replacement of the main riser (busbars, vertical cables and common equipment):
  • Nature: common portion.
  • Payment: syndicate, through common expenses; funded from the contingency fund if identified as a major replacement, or otherwise through the operating budget or a special assessment.
• Adding overall capacity (e.g., modernization to accommodate more power for each unit):
  • Nature: may be considered an improvement. The required vote may be higher depending on the scope (see sections 1097–1098 of the Civil Code of Quebec).
  • Payment: syndicate, allocated according to relative value, unless the declaration of co-ownership provides for a specific allocation key for a service for restricted use.
• Replacement of feeders between the riser and the units’ main circuit breakers:
  • Nature: often common or common for restricted use; check the declaration of co-ownership.
  • Payment: generally the syndicate; some declarations of co-ownership provide for allocation only among the connected fractions (restricted use).
• Replacement of the electrical panel inside the unit and the internal wiring:
  • Nature: private portion.
  • Payment: co-owner.

Budget considerations:

• Contingency fund: since the reforms under Bill 16, planning for major replacements is based on a contingency fund study and the maintenance logbook (EUC). When the electrical riser reaches the end of its service life, it should appear there with an estimate and a timeline.
• Special assessment: consider one if the fund is insufficient; adopt a clear resolution at the annual general meeting/special meeting and document everything in the minutes.
• Engineering fees, project management and temporary measures (temporary power supply): specify who pays and under which budget item.

Where work is triggered by a co-owner’s request (e.g., increased capacity for a charging station), the by-laws of the immovable may provide for partial or full payment by the beneficiary. In the absence of such a provision, the board of directors should obtain legal advice to establish a specific agreement.

A practical approach for your board of directors

Here is a realistic sequence that reduces grey areas and encourages support at the meeting of co-owners.

1) Technical assessment and compliance

• Retain an electrical engineer to conduct a load study, verify the protective devices and prepare a recommendations report.
• Hire an electrical contractor holding the RBQ licence required for the work in question. Ensure coordination with Hydro-Quebec if a power interruption is necessary.
• Have thermography and targeted testing performed if overheating is suspected.
• Update the EUC (maintenance logbook) with the condition and age of the risers, the risks and the replacement horizon.

2) Planning, voting and execution

• Develop scenarios for the options (like-for-like refurbishment, increased capacity or phasing by riser). Associate each scenario with an allocation key that complies with the declaration of co-ownership.
• Obtain comparable quotes based on an engineering specification.
• Assess the financing: contingency fund, current budget or special assessment; align it with the recommendations of the contingency fund study.
• Put the item on the agenda of the annual general meeting or call a special meeting if the timeline requires it; specify the required majority.
• Communicate early and often: notice of work, impacts, access to units and safety instructions. Systematically record everything in the minutes.
• Plan for managing dust, penetrations and restoring finishes, specifying who pays depending on whether the affected area is a common portion or private portion.

Operational best practices:

• Schedule planned power outages outside peak periods; coordinate with fire safety and elevator protection.
• Municipal permits and service entrances: verify local requirements.
• Construction insurance and certificates of compliance at the end of the work.

Insurance, losses and regulatory compliance

Insurers frequently require proof of compliance and correction of identified deficiencies. An electrical loss in the riser can lead to high deductibles and exclusions if previous notices have not been acted upon.

• Insurance: inform the insurer of major work and retain reports, photographs, certificates of compliance and the minutes of the meeting of co-owners.
• RBQ and Construction Code: only contractors holding the relevant licence may perform electrical work. Require proof of licence and liability insurance.
• Restoring service: obtain the required approvals and keep an up-to-date maintenance register in your EUC.

Resources for further information

• LégisQuébec – Civil Code of Quebec (co-ownership, see sections 1064, 1072, 1097 and 1098 of the Civil Code of Quebec)
• Regie du batiment du Quebec (RBQ) – Electricity (areas of intervention and requirements)
• Regie du batiment du Quebec (RBQ) – Quebec Construction Code, Electricity
• RGCQ – Best practices for management and contingency funds

For an overview of our operations-related services, visit the operations management services page and, for administrative matters (notices of meeting, minutes and annual general meetings), see administrative management. You can also browse our blog for more practical guides.

FAQ

• Can the syndicate require replacement of an electrical panel inside a unit?
  Yes, if safety or compliance requires it and if the modernized riser requires a compatible panel. As a general rule, the panel and internal wiring are the co-owner’s responsibility, unless the declaration of co-ownership provides otherwise.
• Can the contingency fund be used for the electrical riser?
  Yes, when it involves a major repair or replacement of a common portion, in accordance with the principles of the Civil Code of Quebec (see section 1072) and the recommendations of the contingency fund study.
• What vote is required at the annual general meeting for an increase in capacity?
  If this concerns simply maintaining integrity and safety, an ordinary vote may be sufficient. If it involves a substantial improvement, higher majorities may apply (see sections 1097–1098 of the Civil Code of Quebec). The wording of the resolution and the engineering report will help properly classify the work.

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

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