Small Quebec Co-ownership: Simplified Rules for 13 Units

When a divided co-ownership has fewer than 13 units, management works differently. Are you wondering whether Bill 16 provides simplified requirements for a small Quebec co-ownership with 13 units? Some obligations remain the same for all syndicates, but their application can be proportionate to the size and complexity of the building. The goal is to remain compliant without burdening co-owners with unnecessary procedures or costs.

Regulatory note (current as of 2026-05-14): Bill 16 introduced the maintenance logbook (EUC) and the contingency fund study, with details set out by regulation. The principles below are based on the Civil Code of Quebec and recognized best practices.

What Bill 16 requires of all co-ownerships

Whether your building has 4, 8 or 12 condos, certain rules apply to all syndicates:

• Keeping records and retaining the declaration of co-ownership, by-laws, contracts and meeting minutes (see Civil Code of Quebec, section 1070, paraphrased). Reference: LégisQuébec – Civil Code of Quebec.
• Establishing and administering the contingency fund for major repairs and the replacement of common portions (Civil Code of Quebec, section 1071, paraphrased). Reference: LégisQuébec.
• Holding an annual general meeting, adopting the budget, collecting condo fees (common expenses) and preparing minutes accessible to co-owners.
• Having the maintenance logbook (EUC) and contingency fund study prepared by recognized professionals, with periodic updates.

In short, the syndicate’s mission—to ensure the preservation of the building and the administration of the common portions—remains the same for everyone (Civil Code of Quebec, section 1039, paraphrased). Source: LégisQuébec.

Small co-ownerships (< 13 units): where the rules are simplified

Small co-ownerships must meet the same core obligations, but several procedures can be carried out proportionately:

• Adapted maintenance logbook (EUC): in a simple building, the inventory of components is shorter. Inspections cover the systems that are present, without an excess of unnecessary sections.
• Sampling of private portions: when units are identical, sampling can be reduced while remaining representative, in accordance with professional standards.
• Contingency fund study: the planning horizon and methods remain the same, but there are fewer elements to model. The result is often a more concise report that is less costly to update.
• Streamlined administrative procedures: notices of meeting, agendas and documents can be standardized and distributed efficiently. If permitted by the declaration of co-ownership and in compliance with the Civil Code of Quebec, certain technological tools simplify communications, including proxies and electronic distribution.
• Financial statements: if the declaration of co-ownership does not contain a specific requirement, the annual general meeting may choose a review engagement rather than a full audit when the building’s size does not justify a higher level of assurance.

To check a contractor’s licence before work begins, consult the Regie du batiment du Quebec (RBQ). For co-ownership best-practice guidance, the RGCQ regularly publishes useful resources.

Best practices for a small syndicate

• Clarify the declaration of co-ownership and the by-laws of the immovable: specify the roles of the board of directors, the voting procedure, late-payment penalties on assessments and the rules governing the use of the common portions.
• Standardize your annual general meeting: templates for notices, agendas, attendance sheets and minutes. A well-organized file helps prevent oversights and disputes.
• Plan preventive maintenance: prepare an annual schedule, including device testing, drain cleaning and inspections of balconies and parking areas. Prioritize safety and durability.
• Secure the finances: adjust condo fees to reflect the actual budget; establish a gradual, documented collection procedure for arrears.
• Manage renovation projects: require plans and approvals when common portions or restricted-use private portions are affected; retain all certificates.

To equip your board of directors, see our administrative management and financial management services.

Contingency fund: how much should you set aside when there are few co-owners?

The annual contribution results from the contingency fund study, not from an arbitrary percentage. In a small co-ownership, a few components—roofing, cladding, balconies and modest mechanical systems—have a greater impact over a horizon of 25 years or more. Realistic planning helps avoid high special assessments and stabilizes common expenses.

When a condo is sold, the buyer and their broker often request the syndicate’s certificate, financial statements and information about the contingency fund. OACIQ highlights the key information required for divided co-ownerships: consult its guide.

If you are unsure how to interpret the obligations, refer to the Civil Code sections on the syndicate’s mission, records and contingency fund on LégisQuébec, as well as the resources provided by the RGCQ.

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

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