Rising condo fees deserve a closer look, but they should not automatically put an end to a buying or investment plan. The useful question is what those payments fund—and whether the building has a credible plan for the years ahead. Quebec’s reforms associated with Bill 16 give buyers more concrete information to help answer it.

The QPAREB’s March 2026 study reported that median annual condo fees doubled from $1,716 in 2015 to $3,432 in 2025. It points to rising maintenance costs and evolving management requirements. That does not mean Bill 16 alone caused the increase, or that every building faces the same adjustment. [1]

The regulation effective August 14, 2025 implements measures from Bill 16 and Bill 31. It strengthens the framework for maintenance planning, contingency fund studies and disclosure to buyers. The aim is greater transparency and better preparation for future expenses. [2]

Three documents deserve particular attention. The maintenance log records the building’s components, upkeep and planned work. The contingency fund study translates major repairs and replacements into funding recommendations. The syndicate’s certificate on the state of the co-ownership provides a financial and building overview for a sale. Together, they help connect the physical condition of the property with the money available to maintain it. [3]

The study looks ahead at least 25 years and must be renewed at least every five years. Existing syndicates covered by the general transition have until August 15, 2028 to obtain their first required documents; special transition and recognition rules can apply. In March 2026, a study’s absence is therefore not automatically proof of non-compliance. Ask what exists, what has been commissioned and how work is being budgeted in the meantime. [4]

Compare the study’s recommended contributions and projected balance with the actual reserve, approved budget, financial statements and meeting minutes. If a major project is approaching, ask for its latest estimate, funding source and any gap. An updated study cannot by itself establish that the board has collected the recommended contributions or completed the work.

Higher fees can reflect responsible preparation. Very low fees may be reasonable in one building and insufficient in another. What matters is the documented relationship between the building’s needs, its funding and its management’s follow-through.

A special assessment is an additional amount collected for a particular funding need. It may pay for necessary work or address a shortfall; it is not, by itself, proof of poor management. Ask what triggered it, what has been approved, the payment schedule and whether further amounts are anticipated. Have the transaction documents clarify responsibility between buyer and seller. The OACIQ recommends reviewing syndicate information about reserves, deficits and anticipated assessments. [5]

Consider a hypothetical comparison. A condo with $300 monthly fees and a $12,000 assessment payable in the next year requires $15,600 for those items. A unit with $500 monthly fees and no disclosed assessment requires $6,000 for the same period. This does not establish which is the better investment. It shows why the fee alone cannot answer the question—and why neither a study nor a well-funded reserve guarantees that no future assessment will occur.

For an investor, a $150 monthly fee increase reduces annual cash flow by $1,800 if everything else stays unchanged. A special assessment also needs available cash. Do not assume either amount can automatically be passed to a tenant; rent adjustments follow separate TAL rules. Model the actual lease, financing, taxes, insurance, vacancy and maintenance before making an offer.

A well-documented condo can still suit someone who values shared building management. If its costs or ownership structure no longer fit your objectives, comparing a duplex, triplex or other revenue property is a useful next step. Owning an entire plex can offer more direct control over work and several rental income streams, alongside greater maintenance and tenant-management responsibilities. The roof still needs funding even when there is no monthly condo fee.

My role is to help you compare the property, documents and realistic costs, bringing in technical, legal or accounting expertise where needed. Better information can support a confident condo purchase—or clarify why another investment structure fits you better. We explore the condo-versus-plex comparison further in August’s article.