Renovating your condo is an exciting project… until you discover you can’t tear down that wall, replace this window, or install an air conditioner without the syndicate of co-owners’ permission.
Living in a co-ownership means sharing a building, certain areas, and sometimes even pipes! It’s best, then, to find out what modifications are allowed before you get your hammer out.
Keep in mind, however, that every building has its own rules.
Understanding the Golden Rule: Private vs. Common
Every decision in a co-ownership structure is based on one simple principle: certain portions belong exclusively to the co-owner (private portion) while others belong to all co-owners together (common portions). And yes, this does mean that your unit’s walls aren’t entirely your “own”!
As a general rule, all your condo’s aesthetic elements are considered private property except for
- the structural components;
- the columns;
- the concrete slab;
- the balconies;
- the windows;
- the doors (those opening onto the corridor or outside);
- the main ducts and pipes.
These components are generally considered common portions or common portions for restricted use. This means that you can’t modify them however and whenever you like.
What You Can Change Without too Much Worry
The good news is that you can undertake several types of renovations without official approval so long as they don’t affect the structure or any of the major systems.
1. Interior finishes
You can turn your living room into a Scandi retreat or an industrial loft without answering to anyone… so long as you comply with building bylaws!
Painting, installing new tiles, changing the flooring (provided that soundproofing standards are met), modifying the kitchen cabinets, replacing the countertops… in short, anything decor related is up to you.
2. Fixtures and appliances
Replacing a dishwasher or light fixture is usually no problem. However, make sure the appliances conform to the building’s electrical and soundproofing standards.
3. Minor, non-structural renovations
Adding built-in storage, laying a backsplash, changing interior doors… These are low-impact projects that usually don’t need permission.
Work That Does Require (Generally Express!) Permission
This is where your enthusiasm might cool. Several modifications require the syndicate of co-owners’ authorization, sometimes in the form of an official resolution granted during a general assembly meeting.
1. Plumbing and drains
Moving a sink, toilet, or shower can affect shared plumbing pipes, and therefore the entire building. You will often be asked to submit plans, have inspections carried out, or hire certified professionals to execute the work.
2. Electricity
Altering the electrical panel or adding a significant electrical load (like installing an electric vehicle charging station in the garage) almost always requires approval from the syndicate and sometimes from the building’s engineer.
3. Structural changes
Forget the idea of knocking down a load-bearing wall on a whim to get creative with your interior design. For this kind of project, you’ll not only need permission, but often a complete structural analysis of the building. And even then, the answer might be no!
4. Windows, balconies, and doors (those opening onto the corridor or outside)
Even if they’re an integral component of your unit, these elements are usually considered part of the common portion. You can’t simply replace them with a model you like better without prior approval since a consistent appearance must be maintained throughout the building.
Noise, Vibrations… And Your Neighbours
Another aspect of living in a condo building: renovations may disturb your neighbours.
Most condo building bylaws impose restrictions on renovation work hours, noise levels, and sometimes even the types of materials used (especially for floors). Always consult the bylaws before you begin, otherwise you may receive a visit—or even a fine—from your neighbours.
The Syndicate’s Role: Ally or Hindrance?
The syndicate is occasionally accused of keeping anyone from doing anything; yet in reality, its role is to maintain the building’s integrity and visual harmony. It also ensures that any completed renovation meets standards, thus preventing water damage, electrical hazards, and future disputes. Think of it as a safety net (an admittedly somewhat rigid one, but useful nonetheless).
The rules often exist to preserve the condo building’s value, which is to all co-owners’ advantage.
What Happens if You Renovate Without Authorization?
If a co-owner undertakes prohibited renovation work, they risk fines and, in many cases, will be required to restore the unit to its original condition—an expensive consequence. To enforce this, the association may issue formal notices and take legal action.
Your checklist for success: review your bylaws, plan with qualified professionals, and obtain authorizations when necessary. It’s better to be safe than sorry and have to redo the work… or face a committee of co-owners during a general assembly who are less than impressed with your demolished wall!
