- The corporation repairs damage to the standard unit as defined in its governing documents, and owners repair everything outside that definition.
- Ontario condos are governed in order by the Condo Act, the declaration, the by-laws, then the rules.
- The corporation's property insurance does not cover improvements or non-standard elements of units.
A leak, a damaged floor or a broken fixture raises the same question: is it yours to fix, or the corporation's? The answer turns on where your unit ends and the common elements begin.
This article explains how that line is set in Ontario, why the standard unit matters for repairs and insurance, and how to find the answer for your building. The exact boundary differs from one corporation to the next, so your own documents decide.
Why the boundary matters
Your unit is the part you own, but who repairs damage to it depends on how your corporation's governing documents define a standard unit: the corporation repairs damage to the standard unit, and you repair everything outside that definition. The common elements are shared parts of the property that the corporation looks after. Where a component falls decides who arranges the repair and who pays.
The corporation's reserve fund may be used only for major repair and replacement of the common elements and assets of the corporation. Owners fund it through monthly common expense fees.
Where to find your building's definition
Ontario condos are governed in this order: the Condo Act, then the declaration, then the by-laws, then the rules. If they conflict, the Act takes priority.
Each corporation defines the standard unit in its governing documents. Read the declaration first, and ask your lawyer to explain any wording that is unclear.
Repairs and insurance: who handles what
| Item | Who generally handles it |
|---|---|
| Damage to the standard unit as defined in the governing documents | The corporation repairs it |
| Everything outside the standard unit definition, however the damage was caused | The owner repairs it |
| Major repair and replacement of common elements | Paid from the reserve fund |
The corporation's property insurance does not cover improvements or non-standard elements of units. Fixtures, furnishings, equipment and personal property are generally not part of a standard unit. Owners must repair everything outside the standard unit definition, however the damage was caused.
Costs that can still reach you
Where an owner, tenant or resident causes damage, the corporation can charge the owner the lesser of the repair cost or the corporation's insurance deductible. Some corporations have by-laws that make owners pay the deductible in more situations, including where no one is directly at fault.
A chargeback is a cost the corporation bills to one owner, usually because of that owner's act or omission. If an owner cannot pay chargebacks and no solution is reached, the corporation automatically has a lien against the unit for that debt.
No statute is cited as requiring owners to carry their own insurance, but owners should strongly consider it. A corporation's declaration, by-laws or rules may require it, and then it is mandatory for that building.
What to do next
- Get a copy of your declaration, by-laws and rules, and find the unit and standard unit wording.
- Ask the corporation in writing who is responsible for a specific item before you start repairs.
- List your upgrades and fixtures and tell your insurer about them.
- Ask your insurer about coverage for the corporation's deductible.
- Speak to a lawyer if you and the corporation disagree about a boundary.
Frequently asked questions
Who repairs damage inside my unit?
The corporation repairs damage to the standard unit as defined in its governing documents. Owners must repair everything outside that definition, however the damage was caused.
Does the corporation's insurance cover my renovations?
No. The corporation's property insurance does not cover improvements or non-standard elements of units. Owners should strongly consider their own property insurance for upgrades, fixtures, furnishings and personal property.
What happens if the declaration and the Act disagree?
If the Condo Act, declaration, by-laws and rules conflict, the Act takes priority. The order is the Act, then the declaration, then the by-laws, then the rules.
Can the corporation charge me for damage I did not cause?
Some corporations have by-laws that make owners pay the corporation's deductible in more situations, including where no one is directly at fault. Check your by-laws, and consider deductible or loss assessment coverage.
Sources
- Condominium Authority of Ontario – Reserve Funds — condoauthorityontario.ca
- Condominium Authority of Ontario – Common Expenses — condoauthorityontario.ca
- Condominium Authority of Ontario – Chargebacks — condoauthorityontario.ca
- Condominium Authority of Ontario – Insurance — condoauthorityontario.ca
- Condominium Authority of Ontario – Contact Us / FAQ — condoauthorityontario.ca
- Condominium Authority of Ontario – Insurance — condoauthorityontario.ca
- Condominium Authority of Ontario – What are governing documents? — 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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