Bill 16 and Condos in Quebec: What Really Changes for Buyers and Sellers

By Michele-V. Guzzo, Real Estate Broker — MVG Immobilier | Royal LePage Urbain

Since August 14, 2025, buying or selling a condo in Quebec no longer works the way it used to. The regulations implementing Bill 16 — passed in December 2019 and long awaited in its most consequential provisions — are now fully in force.

One important clarification before going further: Bill 16 applies exclusively to divided co-ownerships. Undivided co-ownerships are not subject to these obligations.

For divided condos, transparency is now mandatory. Long-term maintenance must be planned and documented. A syndicate’s financial health is no longer a private matter between co-owners — it’s a central element of every transaction. What used to slip through the cracks is now part of the sale process by law.

The Three Obligations — and Their Deadlines

The Syndicate Certificate: The Cornerstone of Every Transaction

Since August 14, 2025, no divided condo can be sold without an official syndicate certificate. The seller requests it from the syndicate, which has 15 days to provide it.

This document reveals what buyers rarely had access to before:

• The state of the contingency fund and its alignment with professional recommendations
• Recent expenses, deficits, and major work completed or planned
• Past claims and ongoing litigation
• Building insurance and the level of the self-insurance fund

This changes the dynamic between buyer and seller entirely. A poorly managed building can no longer be concealed behind a beautifully renovated unit. An underfunded reserve, an aging roof, or a deficit shows up in black and white — before the purchase agreement is even finalized.

For sellers, the certificate becomes part of the negotiation. A well-run building is a selling point. A neglected one limits your price or drives away informed buyers.

The Maintenance Log: The End of Reactive Management

Bill 16 requires a comprehensive maintenance log for every divided co-ownership. This document inventories the condition of the building’s components, their remaining useful life, past work, and planned interventions over a 25-year horizon.

It must be established by a qualified, independent professional — an engineer, architect, certified appraiser, or professional technologist. The board of directors must update it at least once per year. A full professional review is required every 5 years — or every 10 years for smaller buildings of 8 units or fewer, maximum 3 storeys, horizontal co-ownership without common portions in a building.

For a long time, syndicates operated without real planning. Work was done on a reactive basis, only when something broke. The maintenance log ends that model.

For a buyer, this is a concrete advantage: it becomes possible to objectively assess the building’s condition and anticipate future costs. For a seller, an up-to-date log signals serious management and supports the perceived value of your unit.

Deadline: existing syndicates have until August 14, 2028 to comply. For new co-ownerships, the obligation applies immediately upon delivery.

The Contingency Fund Study: Where Condo Fees Actually Change

The contingency fund has long been the most underfunded element in Quebec co-ownerships. Many syndicates kept contributions artificially low — either out of ignorance or to avoid conflict between co-owners. Bill 16 ends that logic.

The study is now mandatory, must be prepared by an independent professional, and must cover at least 25 years of major work. It must be renewed every five years.

The direct consequence: condo fees will increase in many buildings. Not arbitrarily — but because they’ll finally reflect the real cost of keeping a building in good condition.

Warning sign: abnormally low condo fees are no longer a selling point. They’re often a signal of an underfunded reserve — and a special assessment in the making.

Deadline: syndicates have until August 14, 2028 to obtain their first compliant study. A buyer looking at a building without a study should anticipate a future increase in contributions — and potentially a special assessment.

What This Means for Buyers

Bill 16 changes how to evaluate a condo. It’s no longer just the unit that determines value — it’s the building. A flawless condo in a poorly managed co-ownership is a potential trap. Conversely, a simpler unit in a well-run building carries real long-term value.

Before making an offer, verify:

• The syndicate certificate: what is the state of the contingency fund? Are there unfinanced major repairs or ongoing disputes?
• The maintenance log: does it exist? Is it current? What work is planned in the next five years?
• The contingency fund study: has it been done? Are current contributions aligned with its recommendations?
• The condo fees: are they realistic given the building’s age and condition?

A good broker should be able to interpret these documents, explain the risks, and realistically anticipate future fee increases. The market no longer forgives improvisation.

What This Means for Sellers

Bill 16 doesn’t penalize sellers. It penalizes poorly managed buildings.

A condo in an underfunded building — without a maintenance log or with an insufficient contingency fund — will have its value capped: informed buyers now know the risks. Buildings that have already adopted the new requirements are seen as safe investments. They sell more easily, and often at better terms.

Providing up-to-date documents, demonstrating structured management, and presenting a financially healthy building are no longer optional extras — they’re determining factors in your final sale price.

If you’re planning to sell in the coming months, now is the time to check where your syndicate stands on Bill 16 compliance. It can make a real difference on your bottom line.

Key Takeaways

Bill 16 brings more structure, more transparency, and more stability to the divided condo market. For buyers, it provides a clearer picture of real risk. For sellers, it rewards well-managed buildings and exposes those that have been neglected.

Buying or selling a condo today requires a genuine understanding of syndicate health, finances, future work, and legal obligations. That’s not optional anymore — and it’s not something a quick scroll through Centris photos can tell you.

Do you have a real estate project?

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Sources

Government of Quebec — Decree 991-2025, Regulation Establishing Various Rules Respecting Divided Co-ownership (July 30, 2025, in force August 14, 2025)

Regisco.ca — Bill 16: Complete Guide to Obligations and Deadlines (2025)

PFD Avocats — Adoption of the Implementing Regulation for Bill 16 (August 2025)

Hoodi.ai — Complete Guide to the Maintenance Log for Co-ownerships (2025)