What are condo common elements?

Condo common elements explained

Condo common elements are all portions of a condominium property in Alberta that are owned jointly by the owners rather than by any single unit. These areas can include the building structure, shared systems, amenities, and the surrounding grounds. In Alberta, common elements are defined in the registered condominium plan and the corporation’s governing documents, which outline what is part of a private unit and what is shared property.

This article is provided for general informational purposes only and does not constitute legal, financial, or real estate advice. Laws change frequently and vary by province. Readers should consult with a qualified professional for advice specific to their individual circumstances.
 

Who owns common elements?

Every owner has an undivided interest in the common elements of a condominium, and the corporation maintains these shared areas using condo fees.
 

How condo fees support common elements

Condo fees are the shared charges that owners pay to maintain the condo’s common elements. These fees support things like building repairs, grounds maintenance, utilities serving shared areas, professional condo management, insurance, and reserve fund contributions.

Each condo corporation creates its annual budget based on projected expenses and divides those costs among the owners.
 

What are exclusive-use common elements?

Exclusive-use common elements are portions of the shared property intended for the private use of one owner while still legally owned by the condo corporation. Balconies, patios, assigned parking stalls, and storage lockers often fall into this category. Although these spaces are designated for one unit, they remain common elements and are not owned separately.

The condo plan or bylaws should specify what qualifies as an exclusive-use common element in your condo, as well as who is responsible for their maintenance and repair. In many Alberta condos, owners handle routine upkeep, while the corporation handles structural work. When responsibilities are unclear, the corporation’s board of directors and legal counsel can review the documents to confirm how costs should be allocated.
 

Can owners modify common elements?

Owners typically cannot modify their condo’s common elements without written permission from the board. Any changes to shared areas require a formal review because the condo corporation is responsible for maintaining these elements. Unauthorized alterations may create safety issues or interfere with building systems.

Even exclusive-use common elements, such as balconies or patios, often require approval before changes can be made. Cosmetic enhancements may be allowed, but structural changes usually fall under the corporation’s authority. Owners should always submit modification requests in writing and wait for written approval before beginning a project. This process protects both the corporation and the owner and supports consistent building standards.
 

Condo insurance and common element coverage

Condo corporations in Alberta purchase a master insurance policy that covers the building structure and shared property. Because common elements make up a large portion of the community’s insured value, they play a major role in determining insurance needs. The policy usually covers the roof, exterior walls, common-area flooring, elevators, mechanical systems, and amenities.

Owners should also hold their own condo unit insurance, which typically covers personal property, personal liability, and unit improvements not covered under the condo corporation’s master policy.
 

How condo insurance handles damage to common elements vs. units

When damage begins in a common area — such as a leak from a main plumbing line — the corporation’s insurer may handle the claim. When damage is limited to the inside of one unit, the unit owner’s insurer usually becomes involved.

When damage spreads from one unit to another, the process can be more complex. The master policy may cover portions of the building and any common elements affected, while each impacted owner’s unit policy may cover interior finishes and personal property. The source of the damage, the condo plan, and the corporation’s bylaws all help determine which insurer responds to which portion of the loss. In these situations, owners should work closely with their condo manager and their insurance provider so responsibilities are understood and repairs proceed smoothly.
 

How common elements impact reserve fund planning

Reserve fund planning depends heavily on the condition and expected lifespan of a condo’s common elements. The Alberta Condominium Property Act requires condo corporations to maintain a reserve fund and conduct reserve fund studies. These studies evaluate major components such as roofs, elevators, parkade structures, boilers, siding, windows, and exterior walkways.

The reserve fund supports long-term repairs and replacements that cannot be covered by the operating budget. A clear understanding of common elements helps boards anticipate which items will require significant investment and minimize the risk of a special assessment.
 

How are condo fees calculated?

Condo fees are often calculated using “unit factors,” which are numbers assigned to each unit in the registered condo plan. These numbers represent each unit’s proportionate share of the entire property. A larger unit will usually have a higher unit factor, while a smaller unit will have a lower one.

The board of directors prepares an annual budget that covers operating costs and reserve fund contributions. Once the budget is approved, the total amount is usually divided according to the unit factors. This means each owner pays the same percentage of all shared expenses as their unit factor reflects. By using this method, the corporation can apply a consistent, predictable structure that aligns each owner’s contribution with their ownership share.
 

Owner rights related to common elements

Owners have the right to use their condo’s common elements according to the corporation's bylaws and rules. These rights come with responsibilities, such as following safety guidelines and respecting quiet hours. Owners also have the right to request information about how common elements are maintained and how condo fees are allocated.
 

About FirstService Residential

FirstService Residential provides professional condo management across Alberta, helping boards care for their condo’s common elements with organized planning, strong vendor relationships, and reliable financial guidance. Our teams support daily operations, maintenance coordination, long-range budgeting, and owner communication so board members can focus on community priorities.

To learn how our expertise can support your condo corporation, contact FirstService Residential today.