Voting under Bill 30: Why boards should review their bylaws

How Bill 30 affects condominium voting in Alberta

With the recent condominium legislation changes in Alberta, you have likely heard discussions about chargebacks, insurance deductibles, tribunals, and voting. Like many legislative changes, voting has generated plenty of questions and, unfortunately, some confusion. This article is intended to help condominium boards understand why Bill 30 does not create a one-size-fits-all voting process. Before changing meeting procedures, boards should review their registered bylaws and confirm whether the new default owner vote applies to their corporation.

The key point for condominium boards, managers, and owners is that the Bill 30 amendments came into force on February 15, 2026, and the practical impact may depend on what the corporation's registered bylaws already say.

Where bylaws are clear and continue to align with the legislation, existing procedures may still guide how voting is handled. Where bylaws are silent or mirror the old statutory default, however, the new default voting rule under the Condominium Property Act may change the practical outcome for some corporations.

That makes bylaw review an important first step. Rather than assuming everything has changed, or that prior practices automatically continue, condominium corporations should review their bylaws to understand how the new default rules interact with their existing voting provisions. Boards should also consider whether their bylaws need to be updated to reflect how the corporation wants voting to work under the new framework.
 

Why has there been confusion about voting?

Whenever legislation changes, it is natural for people to assume that existing processes must also change. Since Bill 30 introduced new voting provisions into Alberta's Condominium Property Act, many condominium communities have questioned whether they are required to immediately adopt a new voting system. Some owners have interpreted the legislation to mean that all future votes must now be conducted differently, regardless of what the corporation's bylaws currently say.

The situation is more nuanced. Bill 30 introduced the concepts of an owner vote and a unit factor vote and established new rules surrounding how certain votes may be conducted. Condominium bylaws continue to play an important role in determining how voting occurs within individual communities, provided those bylaws do not conflict with legislative requirements. This distinction matters because every condominium corporation is governed not only by provincial legislation, but also by its own registered bylaws.

For some corporations, the change may be limited because their bylaws already contain voting provisions that address the relevant process. For others, particularly where the bylaws are silent or reflect the previous statutory default, the new owner vote default may represent a practical change from prior practice.
 

The myth: Bill 30 automatically replaces condominium bylaws

Perhaps the biggest myth circulating within the condominium industry is that Bill 30 automatically replaces a corporation's existing voting bylaws. That is not the right starting point. Condominium bylaws remain one of the primary governing documents for the community, and boards should continue looking to their registered bylaws when conducting meetings and votes.

The important question is how those bylaws work together with the updated legislation. If a bylaw clearly sets out a voting process and does not conflict with the Act, that bylaw may continue to apply. If the bylaws are silent, or if they rely on wording that reflected the old statutory default, the new default rules may affect how voting is handled going forward.

This is why boards should avoid broad assumptions. A corporation should not assume that its voting process has changed simply because Bill 30 was introduced. It also should not assume that its past practice can continue without review. The most practical starting point is to read the corporation's governing documents alongside the updated legislative framework and identify whether any gaps, outdated wording, or unintended results need to be addressed.
 

So, what did Bill 30 change?

Bill 30 introduced new voting concepts intended to simplify voting in certain situations and provide greater consistency across condominium communities. The legislation introduces the concept of an owner vote as the default approach under the Act, while also recognizing situations where a unit factor vote may be used when requested or required by the corporation's bylaws.

At a high level:

• An owner vote is the new default voting approach under the Act where the bylaws are silent.
   
• A unit factor vote assigns voting power based on unit factors and may be used when requested or when required by the bylaws.
   
• Whether a particular voting method applies will depend on the corporation's bylaws, the circumstances of the vote, and any legislative requirements that apply.

This is a meaningful shift because the default voting rule under the Act changed on February 15, 2026. Where a corporation's bylaws are silent, the new default owner vote applies. For some boards, that may be different from how voting was previously understood or administered. Where bylaws contain their own voting provisions, the corporation should review those provisions carefully to determine whether they continue to reflect the intended process.
 

When an owner vote or unit factor vote may apply

The updated framework requires boards and managers to understand the difference between an owner vote and a unit factor vote. The new default under the Act is an owner vote, but a unit factor vote remains available in certain circumstances, including when requested or when required by the corporation's bylaws.

For boards and managers, this means it is important to understand:

• What the corporation's bylaws currently say about voting.
   
• Whether the bylaws are silent on the voting method for a particular matter.
   
• When the new default owner vote applies.
   
• When a unit factor vote may be requested or required.
   
• Whether the current bylaw wording still aligns with how the corporation wants voting to work.

This is not just a technical distinction. Voting affects how owners participate in condominium governance and how meeting decisions are recorded. A clear understanding of the corporation's bylaws and the updated legislation can help reduce confusion before a meeting, support more efficient meeting procedures, and lower the risk of disputes after a vote is held.
 

What should condominium boards do now?

The most practical approach is to turn the legislative change into a clear governance checklist before the next vote or meeting. Boards should focus on what needs to be confirmed, clarified, or documented so the voting process is understood in advance.

Some practical steps include:

• Confirm what the bylaws say about owner votes and unit factor votes for the matters most likely to come before owners.
   
• Flag any gaps, outdated references, or wording that appears to rely on the old statutory default.
   
• Decide whether the current wording still reflects how the corporation wants voting to work under the updated framework.
   
• Prepare meeting materials and records that clearly identify which voting method is being used and why.
   
• Seek professional guidance before a meeting if there is uncertainty about how the bylaws and legislation interact.
   
• Maintain clear meeting records. Accurate documentation remains an important governance best practice.
   
• Seek professional guidance when needed. If there is uncertainty regarding voting requirements, obtaining advice before a meeting can help avoid confusion later.

Taking these steps can help boards address questions before they become meeting-floor confusion. It also gives owners a clearer understanding of how their votes will be counted and recorded.
 

Why this matters for condominium communities

Voting is one of the most important ways owners participate in condominium governance. When the rules are unclear, owners may lose confidence in the process and boards may face avoidable challenges during or after a meeting. Clarity matters because the practical impact of Bill 30 will not be identical for every corporation.

Some bylaws may continue to provide a clear process, while others may need closer review before the next vote is held. A clear voting process helps set expectations, supports more efficient meetings, and reduces the likelihood of disputes about whether a vote was handled correctly.
 

The bottom line

Bill 30 does not automatically create the same voting outcome for every condominium corporation. The right next step is to review the registered bylaws, confirm where the new default owner vote may apply, and address any wording that no longer reflects the corporation's preferred approach. With that review complete, boards can communicate the voting process more clearly, conduct meetings with greater confidence, and help owners understand how decisions are being made under Alberta's updated condominium framework.

This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.