- Generally, each unit is entitled to vote according to its proportionate share of ownership, as set out in the corporation’s declaration — the same proportionate share used to calculate…
- Most owners in good standing are generally eligible to stand for election as a director.
- Notice of the meeting and call for nominations.
Every condo corporation in Ontario is governed by a board of directors — a small group of owners who set the budget, hire the property manager, and make the calls that affect everyone’s monthly fees. Those directors don’t inherit the job; they’re elected by the owners, typically at an annual general meeting.
Condo board elections are one of the few moments an owner has direct control over how their building is run. Understanding who’s eligible to run, how voting works, and what happens if no one steps forward can help you engage with the process rather than watch it happen around you.
Who Can Vote
Generally, each unit is entitled to vote according to its proportionate share of ownership, as set out in the corporation’s declaration — the same proportionate share used to calculate condo fees. Depending on the corporation’s rules, voting may happen in person at the meeting, by proxy, or in some cases electronically.
Who Can Run for the Board
Most owners in good standing are generally eligible to stand for election as a director. That said, Ontario’s Condominium Act sets baseline restrictions on who is not eligible to serve — for example, people in specified categories such as those with certain bankruptcy or fraud-related histories, or people employed by the corporation’s property management company, are generally excluded from being directors. The precise eligibility criteria are technical enough that anyone considering running — or a board with questions about a candidate’s eligibility — should confirm the current rules rather than rely on general assumptions.
| Question | General Answer |
|---|---|
| Do I need to be an owner to run? | Typically, yes — director eligibility generally requires an ownership interest in a unit. |
| Can a tenant run? | Generally no, though rules can vary by corporation for specific circumstances. |
| Can I run if I’m behind on condo fees? | Owners in arrears may face restrictions on voting or eligibility, depending on the corporation’s rules — confirm your specific standing before nominating yourself. |
| Is there a limit on how many terms I can serve? | Term structures vary by corporation and are set out in the declaration and by-laws — check yours rather than assuming a standard length applies. |
How the Election Process Typically Works
- Notice of the meeting and call for nominations. Owners are notified of the upcoming election, often with an invitation to submit their name as a candidate in advance or from the floor.
- Candidates are identified, sometimes with brief statements about why they’re running, though this isn’t universal.
- Voting occurs at the meeting — in person, by proxy, or through whatever method the corporation’s rules permit.
- Votes are counted according to each unit’s proportionate share, not one vote per owner.
- Results are announced and recorded in the meeting minutes, and the newly elected board typically holds an organizational meeting shortly after to assign roles such as president or treasurer.
Term Length and Board Turnover
Directors generally serve fixed terms, often structured so the whole board doesn’t turn over in the same year — this staggering helps preserve some institutional continuity from one election to the next. The specific term length and rotation schedule are set out in each corporation’s declaration or by-laws, so they can differ from one building to another.
If No One Runs
It’s not unusual, especially in smaller or self-managed buildings, for owner interest in serving as a director to be thin. Where not enough candidates come forward to fill the board, corporations generally have mechanisms to address a shortfall — such as the existing board appointing someone to fill a vacancy until the next election. A board that can’t reach quorum or function effectively is a governance problem worth raising with a lawyer or the corporation’s manager.
Frequently asked questions
Can I be removed from the board before my term ends?
Yes — condo directors can generally be removed by a vote of the owners before their term expires, following a process set out in the Act and the corporation’s governing documents.
Do condo directors get paid?
Some corporations provide modest compensation or expense reimbursement for directors, but many do not — this varies by corporation and should be confirmed in your building’s specific rules rather than assumed.
What happens at the very first election in a brand-new building?
A new condo’s very first owner-elected board is chosen at the turnover meeting, when control passes from the developer to the owners. Until then, the board is typically developer-appointed.
Can I challenge the outcome of a board election I think was run improperly?
If you believe an election was conducted improperly, this is the kind of governance dispute worth discussing with a real estate lawyer, who can advise on what avenues — including the Condominium Authority Tribunal for certain issues — may be available.
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