- Each unit carries one vote regardless of its size or share of common expenses — section 51 (2) of the Condominium Act, 1998 puts all owner voting on a one-vote-per-unit basis.
- 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
Each unit carries one vote, regardless of the unit’s size or its share of the common expenses — under section 51 (2) of the Condominium Act, 1998, all voting by owners is on the basis of one vote per unit. 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, a person who is under 18, who has the status of bankrupt, or who has been found incapable of managing property cannot be a director, and candidates must make prescribed disclosures. 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? | Not under the Condominium Act, which sets no ownership requirement for directors, but your corporation’s by-laws can add qualifications, so check them. |
| Can a tenant run? | The Act does not bar tenants from being directors, but your corporation’s by-laws can add qualifications that would, so check them. |
| Can I run if I’m behind on condo fees? | Owners 30 days or more behind on condo fees cannot vote until they catch up, and a candidate 60 days or more in arrears must disclose that fact; your corporation’s by-laws may add conditions, so confirm your standing before nominating yourself. |
| Is there a limit on how many terms I can serve? | Each term is three years unless your by-laws set a shorter one, under section 31(1) of the Condominium Act, 1998; check your by-laws for any other limits. |
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 on a one-vote-per-unit basis under section 51 (2) — votes are not weighted by unit size or ownership share.
- 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. Under section 31(1) of the Condominium Act, 1998, a director’s term is three years unless the by-laws provide a shorter one, so term lengths 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.
Sources
- Condominium Act, 1998 — Ontario e-Laws
Links go to the official consolidated text. Legislation changes — confirm you are reading the current version.
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