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Reading the File Is the Job: What the Decisions Say About a Broker's Diligence in a Condo Sale
Courts and the OACIQ have ruled on brokers who never read the minutes or the financial statements. Here is what the decisions say a broker owes a condo buyer, and what protected the brokers who were cleared. Read the article →Series · Reading a condo file
10 articles · 59 min total
What Your Client Is Really Buying When They Buy a Condo
A condo buyer doesn't buy an apartment. They buy a fraction of a building, a seat in its syndicate, and its rules and costs. Here is how to explain it to your client. Read the article →Undivided Co-ownership and Shares: When It Isn't a Condo
Some buildings sold as condos are undivided co-ownership or shares in a corporation. The rules, documents, financing and risks are different. Here is how to tell, and what to check. Read the article →The Syndicate Attestation: What It Contains, and What It Doesn't Say
Since August 2025, every Quebec condo resale includes a syndicate attestation. Here is what it tells your buyer, and what it leaves out. Read the article →Is the Contingency Fund Sufficient? The Question Every Buyer Should Ask
Whether a syndicate's contingency fund can pay for what the building needs decides what a condo really costs. Here is how to answer it, with or without a study. Read the article →Reading General Meeting Minutes in 15 Minutes
The attestation tells you what the syndicate must report. The minutes tell you what it keeps putting off. Here is how to read three years of them in 15 minutes. Read the article →Syndicate Financial Statements: The Lines to Check
A syndicate's financial statements show what the minutes only discuss: who isn't paying, what the lawyers cost, and whether the contingency fund is quietly paying the bills. Read the article →A Special Assessment on the Horizon: The Signals in the Documents
A special assessment rarely comes out of nowhere. The signs are spread across the attestation, the study, the minutes and the financial statements. Here is how to put them together. Read the article →The Declaration of Co-ownership: Restrictions That Derail a Purchase
A buyer who plans to rent, keep a dog or renovate can be stopped by the declaration of co-ownership. Here is where its restrictions sit, how easily they change, and why the latest ones are not in the land register. Read the article →Protect Your Buyer: The Condition That Lets Them Walk Away
Reading the syndicate's documents only protects your buyer if they can still act on what they find. Here is how to make sure the document review condition actually works, whatever the structure. Read the article →The Index of Immovables: What the Land Register Shows That the Syndicate Doesn't
Every other document in a condo file comes from the syndicate or the seller. The index of immovables doesn't. Here is how to pull it for a condo, the five entries that matter, and what to do when one contradicts the file. Read the article →Municipal Assessment and Taxes: What the Roll Tells You About a Condo
What the municipal assessment roll says about a condo, what it doesn't, and how to turn it into a tax estimate your buyer can rely on. Plus the welcome tax, the tax split at closing and the bills that arrive after the sale. Read the article →Insurance Red Flags in a Condo File
An insurance problem in a condo building ends up as a special assessment or a jump in fees. Here are five signals in the syndicate's documents, and what to do with each before your buyer's condition expires. Read the article →Selling a Condo: Prepare the Syndicate File Before You List
Buyers' brokers now ask for the attestation, the minutes, the financial statements and the fund study, with only days to read them. Assemble the file before you list, and the conditions lift faster and the price holds. Read the article →Read the whole file, not one document.
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