Brossard has plenty of condominiums, from small buildings with a handful of units to towers near the REM and Quartier DIX30. Since a regulation stemming from Quebec’s divided co-ownership reform (Bill 16) came into force on August 14, 2025, condo syndicates have much clearer obligations. Here is what changed and how to choose condo management in Brossard.
The maintenance log
Every condo must have a maintenance log prepared by professionals, documenting the building’s condition and planning upkeep. According to Québec.ca:
- syndicates have three years and one day to have their maintenance log prepared;
- the board must update it at least once a year;
- it must be reviewed every five years, or every ten years for small co-ownerships;
- a site visit is required each time it is prepared or reviewed.
The contingency fund study
The contingency fund pays for major repairs and the replacement of common elements. The regulation provides for:
- a first study within the same three years and one day;
- a new study every five years;
- a maximum of 30 days after the annual meeting to set contributions based on the study’s recommendations;
- up to 10 years to top up an insufficient fund.
Once the log and study are produced, the board has 60 days to make them available to owners, and must do so before the annual meeting if that comes first.
What counts as a small co-ownership?
A co-ownership qualifies as small (log reviewed every ten years) if it meets at least one condition: eight private portions or fewer (not counting parking, storage or other accessory portions), common elements that are not in a building, or a building with no more than three fully above-ground storeys.
The syndicate certificate when a unit is sold
When an owner sells, the syndicate must provide a certificate on the condition of the co-ownership within 15 days of the seller’s request. It includes the contingency fund balance, the current year’s budget, the surpluses or deficits of the last three financial statements and confirmation of mandatory insurance. Details are available on Québec.ca under the divided co-ownership measures.
Where your syndicate should start
Three years sounds like plenty of time, but preparing a log and a study takes site visits, paperwork and board decisions, so it pays to start early. A few practical steps for the board of directors:
- Gather building plans, work invoices, warranties and past inspection reports.
- List the common elements: roof, windows, parking garage, elevator, mechanical systems.
- Ask qualified professionals for written service proposals for the log and the study.
- Budget for these mandates and tell owners about them at the annual meeting.
- Put every deadline (reviews, yearly updates) in a shared calendar.
Keeping minutes of each decision and storing documents in one place will also make the yearly update and the sale certificate much easier to produce.
Self-management or a professional manager?
In a small building, volunteer directors can handle everything, but the new obligations take time and rigour: deadlines, calls for tenders, minutes, budgets, insurance and communications. A condo manager can take care of:
- accounting, collecting common expenses and the budget;
- preparing meetings and documents;
- following up on the maintenance log and suppliers;
- handling emergencies and insurance claims.
What a management proposal should spell out
- Tasks included and those billed as extras.
- How the manager is paid and any additional fees.
- Emergency availability (evenings, weekends).
- How often financial reports go to the board.
- Termination terms and the handover of registers and documents at the end of the mandate.
- The manager’s own insurance.
Red flags
- Syndicate funds mixed with the manager’s own money.
- No written financial reporting.
- A contract with no clear exit clause.
- A manager unfamiliar with the new maintenance log and contingency fund requirements.
Find condo management help in Brossard
Compare a few local property management firms before signing, and ask each one how they handle the maintenance log and contingency fund deadlines. Read our guide to property management in Brossard, our plex investment guide, or request contractor quotes for building work through our quotes page.
brossard.city is an independent guide, not affiliated with the City of Brossard. Information is provided for general guidance only; check with official sources before making any decision. Spotted an error? Let us know.