Monday December 01, 2025
Can you renovate a condo?
Condo owners generally have the right to make changes inside their units, but not to the building’s common elements. Every modification must comply with the Condo Act of Ontario, the corporation’s declaration, and any applicable rules and regulations. In practice, that means before doing any work, owners need written approval from their condo board or management team.Condo renovations generally fall into two categories: those inside the boundaries of a unit and those that affect shared components like walls, windows, or plumbing. Even interior work, like flooring replacement or kitchen remodeling, can require approval if it impacts soundproofing, drainage, or ventilation systems shared with other residents. Understanding what is and isn’t allowed helps prevent delays, added costs, or potential violations under your condo’s governing documents.
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.
Condo renovation tips
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Review your declaration and bylaws
Before you start planning, take time to carefully read your condo’s declaration, bylaws, and rules. These documents outline what types of renovations are permitted, what approvals are required, and whether the work affects your unit, the common elements, or both. For example, replacing your kitchen cabinets might qualify as a unit improvement, but removing a wall, changing flooring materials, or upgrading windows could involve the building’s shared structure or systems.
If you’re unsure which category your project falls into, ask your condo manager for clarification before hiring contractors or ordering materials. This step can save time and prevent costly rework if your project later turns out to need approval or inspection. Many corporations also have renovation request forms that specify exactly what information the board needs to review.
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Get written board approval
Even for small projects, written approval is a must. Most corporations require owners to submit a detailed proposal describing the work, materials, contractors, and start and end dates. Boards review these submissions to confirm that the renovation complies with the corporation’s governing documents and doesn’t affect shared components or neighbouring units. If concerns arise after the renovation, you’ll have evidence that the work was authorized and reviewed. If your project changes during construction, submit an updated plan. Boards may need to reapprove modified designs, especially if they affect wiring, plumbing, or load-bearing structures.
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Use qualified contractors
Hiring the right contractor is one of the most important parts of any condo renovation. Contractors should be licensed, insured, and experienced in working within multi-unit buildings. Condo projects often require specialized skills such as managing noise limits and coordinating with mechanical systems shared by other units.
Ask your condo manager or board if your community has a list of preapproved vendors familiar with the building’s layout and requirements. Using contractors who understand condo environments reduces the risk of disruptions and helps meet the standards your board expects. Before signing a contract, confirm that your contractor carries liability and workers’ compensation insurance and that you’re listed as an additional insured party on their policy.
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Follow work hours and access rules
Most condo corporations have rules about when and how renovation work can take place. Typical working hours are limited to weekdays during business hours to reduce noise for neighbouring residents. Some buildings also require owners to book elevators for moving materials and provide a refundable deposit for common area protection.
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Keep records of your renovation
Document everything from start to finish. Keep copies of board approvals, permits, contractor licenses, insurance certificates, and invoices. These records prove that your renovation was authorized and completed according to the building’s requirements. Maintaining this documentation is especially helpful when selling your unit. Buyers and their legal representatives often ask for evidence that past renovations were approved and completed properly during the condo inspection process. Having these records ready can speed up closing and reassure future owners that no unapproved alterations exist. If your board or condo manager conducts a final inspection, request a copy of any reports or sign-offs.
What happens if you don’t get approval?
If you renovate a condo without approval, the consequences can be costly. The board may require you to reverse the work and restore the unit or affected common areas to their previous condition. If the corporation has to hire contractors to correct or remove unauthorized work, those costs can often be charged back to the owner’s account.In some cases, unapproved renovations can also delay a sale or insurance claim if the work violates the declaration, building code, or safety standards. Even seemingly minor updates, like changing flooring or lighting, can create disputes if they impact soundproofing or electrical systems shared with other units.
Condo management teams and boards don’t ask for approval to make things harder — the process exists to protect the building’s safety and long-term value. Taking the time to follow these rules can help owners avoid unnecessary costs.
Insurance and liability
Most corporations require proof that your contractor carries liability insurance and workers’ compensation coverage. Owners should also review their personal condo insurance to confirm coverage for in-unit improvements. If damage occurs during the renovation, such as a plumbing leak affecting another unit, the owner or their contractor may be responsible for repair costs. Working with your condo manager and insurance provider early in the process can help prevent gaps in coverage or unexpected expenses.How FirstService Residential can help
As Ontario’s leading condominium management company, FirstService Residential helps boards and owners throughout the renovation process by managing approvals and vendor coordination. Beyond renovations, we also provide full-service condo management across Ontario, including maintenance planning, financial management, and resident support. With our dedicated Ontario Support Centre and experienced local teams, we simplify condominium operations and enhance community value.Contact FirstService Residential today to learn how we can help your condo corporation thrive.