What are my rights as a condo owner at the annual general meeting in Ontario?
Every Ontario condominium corporation must hold an annual general meeting (AGM) of unit owners under the Condominium Act, 1998. As a unit owner, you have the right to receive advance notice of the AGM (the required notice period is set out in the Act and the by-laws), to attend and speak, to vote on matters that require owner approval, and to review the audited financial statements and other required materials that must be provided with the notice.
At the AGM, owners typically elect or re-elect directors, receive the auditors' report, and may consider by-law amendments or other resolutions. Each unit has one vote, weighted by the unit's common interest percentage in the declaration. You can vote in person or, if the by-laws permit, by proxy.
Owners can also requisition a special meeting outside the AGM if enough of them (the threshold is set in the Act) sign a written request. If the board fails to call a required meeting, owners or the CAT may compel one.
Key takeaways
- All owners are entitled to advance notice, attendance, and voting at the AGM.
- Audited financial statements must be provided with the AGM notice package.
- Votes are proportional to each unit's ownership percentage.
- Owners can requisition special meetings if enough sign a written request.