- The declaration sets each unit's proportion of the common expenses as a percentage that may vary with unit size.
- Your share is generally the annual budget multiplied by your percentage, and special assessments use the same percentage.
- Changing the proportions of common expenses needs the consent of 90% of owners, and the change is not effective until the amended declaration is registered.
- The tribunal cannot hear financial or budget disputes, so a complaint about fairness needs careful legal advice.
You may have noticed that your neighbour in a similar unit pays a different monthly fee, or you may simply feel your share is too high. The explanation usually sits in a single document: the declaration of your condo corporation.
This article explains how the percentage, sometimes called a unit factor, is set, how it turns into your monthly fee and any special assessment, and what it takes to change it. Because every declaration is different, treat this as a starting point for reading your own.
What the unit factor is
Condo fees, also called common expenses or maintenance fees, cover maintaining common elements, reserve fund contributions, and services such as cleaning and building maintenance. These costs are shared among all owners.
The Condo Act requires the declaration to state the proportions of common expenses allocated to each unit. The declaration sets each unit's proportion as a percentage that may vary with unit size. People often call that percentage the unit factor or common expense share.
How your monthly fee is worked out
A condo corporation creates a budget for every fiscal year. An owner's share is generally the annual budget multiplied by that percentage. For example, a $1,000 monthly budget and a 5% share means $50 a month.
| Item | How it works |
|---|---|
| Budget | Created by the corporation for every fiscal year |
| Your percentage | Set in the declaration, may vary with unit size |
| Your fee | Generally the budget multiplied by your percentage |
| Special assessment | One-time charge using the same percentage as common expenses |
If there are large shortfalls, the corporation can assess an extra one-time special assessment on each unit, using the same percentage as common expenses. The board can do this through common expense fees without owner permission. The annual budget must also be included in any status certificate, so you can check it against your fee.
Can the percentages be changed?
Changing the proportions of common expenses allocated to each unit needs the consent of 90% of owners, while most other declaration amendments need 80%.
The process is formal. A declaration amendment is voted on at an owners' meeting called by the board, with notice that includes the proposed amendment. It is not effective until the amended declaration is registered at the Land Registry Office.
Rules are easier to change than the declaration. Rules must be reasonable and can be changed by a majority of voting units participating in a meeting, while declaration changes need 80% or 90%. But the percentages are in the declaration, so a rule change is not the route for adjusting them.
If your fee still feels unfair
Be clear about what you are disputing. A fee that is high because the budget is high is a different issue from a percentage you believe is wrong. The first is about spending and the budget. The second is about the declaration.
The Condominium Authority Tribunal cannot hear financial or budget disputes. Whether another route is open depends on the facts and the wording of your declaration, so a lawyer is the right person to ask before you take any step.
- Owners are expected to review the budget and financial statements, which the board must approve before the annual general meeting.
- Special assessments and common expense increases that were not properly disclosed in a status certificate may be hard for the corporation to collect.
- Costs caused by one owner may be charged back to that owner through condo fees in specific situations, which can make a bill look different from the standard share.
What to do next
Start with your own documents, then ask questions. Many apparent unfairness concerns turn out to be a misunderstanding of how the percentage, budget and chargebacks interact.
- Find your declaration and locate the part that states each unit's percentage.
- Check your percentage against the amount on your monthly fee statement.
- Do the maths: the annual budget multiplied by your percentage.
- Read the current budget and financial statements before the annual general meeting.
- Ask the manager in writing to explain any line you do not understand.
- Check whether any item on your account is a chargeback rather than a regular fee.
- If you want the percentages changed, talk to a lawyer first, because 90% owner consent and registration are required.
- Keep copies of all letters and notices.
Frequently asked questions
Where do I find my unit's percentage?
It is in your condo's declaration, which must state the proportions of common expenses allocated to each unit. The percentage may vary with unit size.
How is my monthly condo fee calculated?
Your share is generally the annual budget multiplied by your percentage. For example, a $1,000 monthly budget and a 5% share means $50 a month.
Is a special assessment split the same way as fees?
Yes. A special assessment is a one-time charge on each unit using the same percentage as common expenses. The board can do this through common expense fees without owner permission.
How hard is it to change the common expense percentages?
It needs the consent of 90% of owners, compared with 80% for most other declaration amendments. The amendment is voted on at an owners' meeting and is not effective until the amended declaration is registered at the Land Registry Office.
Sources
- Condominium Authority of Ontario – Status Certificates — condoauthorityontario.ca
- Condominium Authority of Ontario – Common Expenses — condoauthorityontario.ca
- Condominium Authority of Ontario – Special Assessments — condoauthorityontario.ca
- Condominium Authority of Ontario – The Declaration — condoauthorityontario.ca
- Condominium Authority of Ontario – Chargebacks — condoauthorityontario.ca
- Condominium Authority of Ontario – The Tribunal's Jurisdiction — condoauthorityontario.ca
- Condominium Authority of Ontario – Fees and Finances — condoauthorityontario.ca
Links go to official government, court and regulator pages. The law changes — confirm you are reading the current version.
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